Conventional loans for investment properties like the duplexes may be a better option if you’re holding multiple properties.Market Considerations:You’re absolutely right that finding a duplex in Lexington under $300k in a desirable area might be tough, but keep an eye on market trends and perhaps look for off-market deals.

I am not a credit expert.. just know how tough construction loans are .. so with zero experience and missed mortgage payments I suspect u will not find a lender that will do a loan for you. 

Knoxville seems to have some material damage, just have not heard all details yet.

They used the exact same estimation software for construction labor & materials as my insurance, and got together to agree on the scope before work started.

The high initial ballpark ranges might also be a way to buffer against future increases in labor and material costs.  

Hiring a Property ManagerManaging Yourself:Control: You have direct control over tenant selection, maintenance decisions, and overall management style.Cost Savings: You save on property management fees, which can range from 8-12% of monthly rental income.Challenges: Being across the country means responding to emergencies or maintenance issues can be tough.

Lubbock has a low barrier to entry and has several backup economic drivers by being the primary hub (agriculture, financial, healthcare, material goods, transportation, entertainment) for an area the size of most states east of the Mississippi.

Is there any recommended material I can absorb to help me achieve my goals?

So its not PM its the investor buying into tough management situations then blaming the manager..

The 10% is probably for ordering items and being there when goods arrive, unboxing and removal of packing materials, assembling any furniture that needs it, placement and moving things around, putting up artwork, and washing new plates, silverware, cooking pans, coffee carafe, prewashing all sheets, towels, and linens etc.