If you already have a property under contract or have a property in mind that you see as 60k all in you should build in 10-15% in additional costs as a contingency fund because things happen. 

I’ve run into a dispute with my property manager and am hoping to hear how others might handle this situation.The property manager just turned over a nicely updated apartment and in addition to the normal repairs and painting, installed new 2 inch blinds and ceiling fans in the apartment.

Additionally you want to model out a vacancy period at the end of each lease term, to be conservative. 6-12 month vacancy factor is common.

Duplex have different zoning that may permit additional units.

The only way I give a discount is if the renter is there for 2 months or less to complete the work in the property.

I think you could leverage the equity to purchase additional real estate that may cash flow better, but it really comes down to what your goals are with investing.

Maybe company 1 scope can be done now, and then the additional work company 2 mentioned could be done later when you're more financially prepared. 

There’s a quadplex on the market now for $299K, but won’t be available long.If you have any additional questions or concerns, please don’t hesitate to reach out.I wish you all the best.

Right now, you are investing and aren't paying additional tax--think about that.Also, one little explained aspect is the carried over PAL is also useful to reduce your taxes when you goto sell. 

In addition, 5% to 8% each for maintenance and cap ex would be way too low in virtually every market but possibly not in high rent San Francisco.