It keeps everyone on the same page.3) The downside of using a PM who has their own maintenance company is that you might end up with larger bills as it is a profit center for them.

A professional property manager should handle the heavy lifting, ensuring your investment is protected and profitable without adding stress to your plate.

The real estate market has shifted dramatically in recent years rising interest rates, evolving buyer and seller expectations, and fluctuating property values are keeping all of us on our toes. For fix-and-flip pros, ...

I have not lived in the property two years and feel that any profit I may make on a sale would get chewed up by closing costs and capital gains. 

Since you missed the 2 out of 5 rule, capital gains taxes might take a chunk of your profits, so consulting a CPA would be smart to understand how much you’d actually keep.

When you live in that duplex for 2 years and then sell you'll be able to take 50% of the profit tax free (the allocation for the side you lived in). 

I would also urge you to make sure you fully understand how they operate , A-Z (from how they make their profit to how many doors they are managing). 

I agree that is will be a gamble as to how well it will do.Also, ask the owner if they will entertain partial owner financing to keep from dragging family and friends into this risky business venture.Maybe even rent from owner for a year with right to sublease to see how it goes before committing to a purchase.

Whatever money they make off of securitization from the borrowers note is pure profit.

A good place to start figuring out profit/cash flow is to search the forums for the 4 Square Analysis.