i am confident i can manage the relatively small amount of requests, and have heard some good things about apps and software that are a "one stop shop" for landlords that allow payment, leases, and repair requests. i have one out of state rental property with a plethora of options for handymen and contractors around. i have been paying a property management company 8% plus all of their inflated costs of repairs and fees and with insurance going up it has really opened my eyes to my margins not as healthy as i would like.do you have a certain product you have used or use or would recommend?

This amounts to lost opportunity because if you had purchased RE, at the closing it can start producing return. 5) ADUs detract from the existing structure whether this is privacy, a garage, or just yard space. 6) this is related to number 1, but there are many more buyers looking to purchase homes for their family than there are RE investors looking to purchase small unit count properties.

I've got great credit and a healthy amount of capital compared the loan amount.

I'll point out @Brian Burke as one of those who really had a healthy fear of the market, stopped buying, and got out. 

Consider selling the duplex to put it into a higher income producing asset (out of state, DST, something).

@Mark Allen Hopefully, this gold mine is still producing.

A deal that produced a 25% net IRR to investors with a 1% acquisition fee, 1% asset management fee, simply pref + single tier waterfall, etc, may only produce a 15% net IRR under the current fee and carry structure, if their acq fee went to 3%, pref went down, they now have a GP catchup and multi-tier waterfall giving them higher splits for higher returns, etc.

My other two will need a healthy $50k-$100k in fixes which isn't an issue but getting someone out there is.

If you wanted to, you could simply hire one of the many other PM's out there, rent the thing for $1,200+ and them sell it in 10-15 years for a healthy profit.

Utlimate goal is to maintain a healthy leverage on the rental property.