Since I did not have scale, I did all of the property management myself (advertising vacant units, showing property to prospective tenants, minor maintenance, finding and overseeing contractors for major repairs). 

Your payment will simply be too high and your rent will not cover your mortgage payment (PI, AKA debt service) and all of your expenses (vacancy, PM, taxes, insurance, maintenance and repairs, and an allotment for CapEx). 

What shape is the house in and how much do you estimate it will cost to repair?

Should I tap into my IRA and take the 10k I have penalty free to use it to repair the roof .OR2.

The duplex that you say needs $12k in repairs to get it rent ready - do you already own the duplex, or is this something you are thinking about buying?

But there are things such as minor repairs (update a pipe on a radiator etc).As for why more than 6 units a year = simply to have passive income so we can take care of our kids, my parents and leave grandkids with something.

The house needs a lot of repairs but it has great potential.

I always allocate money going towards repairs.

Does anyone know of a good contractor who can come take a look at a property with me and give me a line by line estimate of the repair costs in the Seattle area?

Emergency room personnel they can tell you that on a daily basis they deal with multiple dog bites and repair terrible   situations to kids faces and fingers..that are NEVER reported  this is DAILY mind you.. and the dog is a 25 pound or less dog that has you said you could "drop kick".