@Robert Laughlin, Sounds like you should be using a tenant placement person on the ground, like everyone else in Baltimore does. 

My numbers will run just with 5 properties using the strategy of buy 1 unit/year for the first 5 years, and in the 6 years to sell the first property that i bought (around 20.000€ profit) before to buy a new one, then you allways have just 5 properties to manage.I'm learning a lot from you, and my intention is to be the rest of this year just analyzing deals, to know how the market already is, and what to expect from the ROI i could find here in my town compared to others.

I can get lower end SFH any day that could meet the 1% rule, but the equivalent duplexes and anything above that are a lot more expensive compared to their rental returns.

Unfortunately most of the markets I'm interested in (and that I can afford) aren't near by and I also don't have a whole lot of personal experience or a ton of 'feet on the ground' already so to speak regarding the markets of interest. 

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

This way you don't get nickle and dimed by the contractor and bleed dry of your working capital before a single shovel has broken ground. 

Here is a list of items that a hard money lender would like to see:Project Financial Analysis - Breakdown of your financial analysis for the project showing your ARV, Repair Costs, Buying Costs, Holding Costs, Selling Costs, Financing Costs & Projected ProfitRepair Estimate - Summary of Repairs broken down by CategoryProject Scope of Work - Detailed breakdown of all Estimated RepairsComparable Sales Data - Comparable sales analysis of at least 3 similar, recently sold compsProperty Photos - Photos of the existing property conditionYour Resume - Your resume of past experiences, & action plan for the projectI have uploaded a sample Investment Presentation in my fileplace as an example:https://www.biggerpockets.com/files/user/drobertson/file/sample-rehab-investment-presentation-for-lender

Is that because I am trying to compare to what I have usually done which is SFH that are considered nice with minimal upkeep and I don’t use a PM.

If you have a strong team on the ground, sure go for it. , Its all about your team , all the best , 

You want the middle ground agent who has experience but is hungry to do more deals.