I want to be able to show the house as soon as possible to minimize vacancy loss.   

Go after a property that has minimal rehab.

Intent would be to cap connections where necessary between floors and minimize number of holes in the wall.

On the upside, 3.5% down means you don't have much cash in the deal, so even minimal cash flow might be an okay return if you can keep expenses low enough.For a duplex in the midwest, I'd personally want $200/door net cash flow.

I work full time I’m only off on weekends and I have the kids 7 days a week so I’m trying to find ways that I can get funding with my minimal amount of free timen@Vick Galuundefined

I bought homes for 5k, rehabbed with my own 2 hands to minimize out of pocket expenses.

It needs about 30k of work, can probably make at least 50k on the back end (not including interest from loan) so lets say 25-35k with minimal work.

Requires very minimal upfront investment.

Let's say they manage 7 properties for a local investor with a rental range of $900 to $1200/month per unit - the reality is that they may put minimal effort for your business, versus much more effort for someone who is a significant local customer at a notably higher price point.  

When you say that your duplex has been fantastic for you, do you mean in terms of minimizing expenses or have you been lucky enough to take advantage of strong appreciation?