you're not including all expenses - if you take it over sub-to and pay the seller $500 a month you'll be significantly negative and not break-even

I will be opening a separate checking/savings account for the other side of the duplex to house rent income and property related expenses.

After all expenses, including CapEx it generates around $950/mo in cash flow, not including debt paydown.

These expenses covered various items such as property taxes, insurance, utilities, and financing costs during the project.Sale Price: Following the renovations, the property was sold for $205,000.

My experience with HOA's is that most of them are largely inefficient in controlling expenses and managing capex. 

Yes it is expensive, but is worth the piece of mind.

Their agent, who was one of the worst agents I've ever encountered, probably doesn't understand how any of this works, probably talked them out of it.Was originally listed for $525k and we bought it for $443k with a new roof and a fairly long list of stuff being fixed at their expense. 

As Jeff S. suggests, it's not too expensive to do the paperwork online.

And someone told me that LLC's are more expensive in 2024.Please be patient with me, learning new REI things every day!

The other option would be international wire transfer but the bank fees can be expensive for that.Hope it helps