Pete are both solid choices with lots of potential.

Now I've got my choices down to just a few at which point I'll look at reviews, but the usually I don't have a lot of choices so even with a couple of bad reviews, I will likely still book and set my expectations accordingly. 

here are my stats on 6 months being with them (not by choice but they acquired the property manager I had in chicago) I have 22 units in 4 buildings    Rent 22.5% lower rent      Expense 34% increase in expenses Also all expenses are way above market rate with minimum oversight for vendors overcharging or proper negotiation for volume work.

When allowed: -All subletting individuals are required to submit an application to the Landlord for evaluation and screening.

You are living next door for a year so your choice to rent to someone may have a direct impact on your life (unless you are not home most of the time).Cheers and good luck!

Should I open an LLC or should I run it as individual?

@Saleh Riazi  So now that you've learned your lesson ... how about listing your choices for a PM!!! 

Not all (self cert) architects though do multifamily residential so if you want to consider a few options you will have to reach out individually to find out the architect's practice areas.

Is the duplex owned by an entity or partnership of individuals or...?

Damn that's funny hahahahahahaYa I would tell him ok sue me or leave your choice.