Seems like I could possibly get a duplex with that kind of down payment. 

This just seems like it puts me in a potential bad situation if something goes wrong during the process.  

They seem to be electronic brokers that will shop for insurance in a pool of carriers.

Thanks for the colleague request.The concept of TDR is fairly simple and straightforward.

Lots of older houses but there seem to be several that have the potential for cash flow and while not exactly modern on the outside, have been renovated inside. 

You can reach out to him direct on voxer but that seemed like an automated reply as well.

Appraisal fee seems very excessive if this is not more than 4 doors. 

I have an opportunity to make a quick 30k in equity, but only cash flow around $25 — if I look at long term appreciation, that seems to make sense to me, but am I overlooking something and trying to make this work?

Not sure how many PMCs you've had bad experiences with, but we'll take exception to:"Then do a thorough research on tenant applicants (note: leaving this to a PM may be hazardous to your financial health)".BP seems to have more threads about screening mistakes by DIY landlords as opposed to PMCs.Now, if you'd have mentioned Maintenance, you'd get no argument from me:) Even the PMC industry acknowledges maintenance as one of the biggest challenges.Rereading my post, I kinda see how I sounded negative toward PMs.  

It seems last few years all the established norms went right out the window.