However, if you want long-term stability and predictable payments, refinancing might be a better option, especially for larger projects.

@Ike Okwerekwu Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Are there any options out there that won't tear away the margin on flips?

After that, they'll be able to help you consider different tactical options, e.g., funding.Two final thoughts, I'm all for being efficient, but you should think about the opportunity cost of tying up your own money in a single rehab, vs. using it to fund another simultaneous deal.

I was looking for some advice (viable target areas in Cleveland or Ohio in general, financing options and credible PM/realtor contacts) from the experts here though especially if you are in a similar boat as mine (reside in Canada/Ontario area and invest in US). 

The best option would likely be a construction loan, which can cover both the purchase of the land and the build.

hey David,As a broker, I have several options if you're looking to only touch the equity in a second position lien on investment property. 

A PMC is great to use not only for all these items but also really being a trusted source for vendors too etc. 

Can I find 15% down payment options do you think? 

If you have equity and decent credit, a conventional Fannie Mae HomeStyle (or the Freddie Mac version) would likely be the better option instead of an FHA 203k loan (which will require a 3rd party HUD consultant to oversee the deal in addition to having the contractor involved).