The other 2 units, properly manged would pay the mortgage.

The lease has to be air tight with 7% annual rent increases (what mine is) and best if manged by a PM.   

I have rental property in the state of Indiana I have a duplex on the same street there are 2 fourPlexs that are abandon the individual that owns both still paying the property taxes but the bank has put a Property Mang Co. in charge of the property , this management company is not making improvements to the property all they have done is fixed broken glass and I put padlocks on the front door.

I have clients who mange them themselves.  

Some have also advised it's better to self-mange your first deal than jump directly into using a PM, because you need to learn how to manage a property before you can "manage" a PM.Ultimately, the decision is yours as you know best your situation.Good Luck!!

HUGE LOT, Mange Trees, Avocado Trees, Lime Trees, 1 block to boat launch, a few blocks from beach and downtown Delray Beach, FL I owe roughly $275,000 and the home is listed currently for $475,000.  

I also mange my rental portfolio.

What should I expect in basic terms from a good prop mang co. ?

I self mange all of my properties. 

I've heard from others that FNB is a good source for this sort of creative banking.The contact that works with the Pittsburgh REIA is Ron Manges, PM me and I'll give you his contact info.