For the duplex, would you consider it to be in a high quality (A), medium (B), or low (C) neighborhood?

Property ClassProperties are categorized by class, impacting their quality, condition, and investment profile:Class A: High-end, newly built, prime locations, attractive to institutional investors.Class B: Good quality, older than Class A, with minor deferred maintenance.Class C: Older properties with dated amenities, but value-add opportunities exist.Class D: Distressed properties in less desirable locations with high risks but potential for significant improvement.4.

He does not want to deal with the headache of tenants cleaning or any thing to do with STR.

You are being very conservative to avoid making mistakes, and that is a rare, admirable quality in real estate that is often undervalued. 

Don't invest in a market if you can't find a quality PM!

I've seen folks charge as high as $5,000 to $10,000 for tax planning and tax preparation, But i also know high quality folks that have fees are around $1,200 to 2k.

Turns out, the right marketing found renters who appreciated the quality and were willing to pay a premium.

The mailers I receive for my properties are not of a high enough quality, to make me believe the sender understands what gets a recipient to even open or read the mailer, let alone respond. 

Depending on local regulations, you can mix up STR/MTR/LTR. 2) Get systems in place in those exact cities; 2 PMs preferably via NARPM, 2 high quality inspectors, and rotating book of handyman, 1 lawyer, and a credit union contact for leverage along with investor friendly nationwide lenders.

I am not a fan of concessions as I believe that it will attract lower quality, shorter term tenants.