Some people pull a HELOC on there current property to do it, but it's like robbing Peter to pay Paul. 

I’m also a long term equity guy, so just having tenant pay my mortgage is enough of a deal in current climate.On the positive rents are very high for this area and even this time of year when normally I’d see no leads for an open unit I’m seeing 1-2 a week for unit we’re remodeling.Good luck in the search and congrats for doing it yourself.  

That means either you won't cash flow or your Return on Equity (ROE) will be terrible.Since this is your primary residence you'll be exempted from paying capital gains taxes when you sell.If you sell to your parents, it will be considered a non-arms length transaction and will get closer scrutiny.

You can totally do this, work with a realtor or PM and pay them a flat fee for helping turn the property / show the unit.

With the decline in traveling medical professional pay since the end of the COVID era, corporate clients represent the highest-paying clients we serve. 

You have $400K to invest and are thinking about duplexes out-of-state and Columbus, OH has been tough to find cashflowing deals.I think you are wise to be thinking about duplexes as they are more affordable and you should always, hopefully, have at least one tenant paying.

Can someone provide me a fully detailed cost plan of every single item that I will need to pay when doing a fix and flip.

If you choose an area or decide to work with people who will take up more time due to the low cost of entry, you may end up paying more in the long run. 

There was a disconnected phone line, no website, people living in motorhomes illegally and only about 50 percent occupancy (some of those people weren't paying).

It’s also a much lower priced house than the couple I have now and I can afford to hold this and pay the mortgage with no occupancy.