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. 

I have a client in KC that does this for one of his properties where he enters into a "master lease" with the organization, so the org pays the rent to him (less risk to my client), and then the org handles getting the rent money from the tenants/their clients.

Also remember, you can NOT identify more than a certain number of POTENTIAL replacement properties, and they have to be within a certain percentage of value of the old property, and you can’t file this identifying paper and then change your mind.

I have subto deals and pay the mortgage.

You mentioned that you're not interested in grants or fundraising, I'm curious what type of operating budget and actual program you have in mind.

However, it's important to keep in mind that shorter seasoning periods often come with different terms compared to a a cash out refi with 6 months + of seasoning.