She's done an outstanding job for me on 3 sales so far.

How much he wants is not as relevant as the balance of the outstanding debt.

Hello I have reached out to many turnkey companies in last few weeks nationwide and I did not see any turnkey offering Duplex in their portfolios, I personally think Duplex's make great investment specially if they are turnkey.

Am I on the hook for the outstanding mortgage or subordinate mortgage, and liens?

Jokes aside, we do plan on using the capital mostly for acquiring additional investment properties at a future date.There is nothing in our background to bring up any red flags etc. so I find it puzzling that they say it's not as simple as it sounds - pulling 75% of the appraised value minus the outstanding note on the property.

There are some companies that charge more than “market”, but they have outstanding service.

There are a lot of great options out there; aside from providing the basics (ie. listing tool to get the property published to 10+ major sites, scheduling tool to schedule viewings, tenant screening with comprehensive applications which include nationwide criminal background checks + credit checks + eviction history, digital lease creation tool, rent collection tool, and maintenance tracking tool), some services also offer your tenants additional capabilities which makes it an easier sell on your end when getting them to transition over (ie. their ability to report on-time rent payments to the credit bureaus; this can create an added incentive for making sure they pay that rent on time).

Most real estate transactions involve properties being sold with outstanding mortgage balances.

If your value add provides enough equity, your return on investment will start outstanding (but likely mostly/all trapped in the property). 

I am in CA but I know a lot of them will be nationwide or cover multiple states.