If I invested 100K today, they are currently providing anywhere from 60 to 72% passive tax deductions due to cost segregation, depreciation, etc. 

Cash flow approximately 350 a month.Option 2: Use the cash to buy land to build a 6 bed 4 bath duplex, all in cost approximately 300k/330k. 

I had to go that far away due to the insane cost of real estate in Boston, so I fully understand the predicament.

Top 3 reasons owners hire PMCs:1) No time to manage correctly2) No time to learn how to manage correcly: laws, documents, processes, etc.3) They're too nice and need someone to "save them from themselves"A good PMC can usually earn their fees by better managing the property/tenant than the owner, thereby:1) Increasing owners net profit2) Decreasing owner's time commitment, stress, headaches, etc.No matter what though, you should always plan to commit a couple of hours a month to manage your PMC.

First thing I notice is the big jump in ARV from the Total Project Costs.

There is a good chance that if you put your primary home into an LLC, you'd most likely lose that exclusion.Is there a particular reason you are considering making this LLC?

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

At the pro forma income, the cap rate would rise to 8%, which is more reasonable but only achievable after renovations.

Having the contractor relationship in place to move quickly and provide a high quality renovation at a reasonable price.

Reason for asking is that I am trying to understand what a reasonable target rent per unit is for specific geographical areas.