In your case you are comparing a townhouse to a duplex which will just naturally have different cash flow numbers even in the same area.

My favorite is it can email and mail certified the eviction letter by merging fields into a form letter and use lob.com api to mail it, all with a click of a button.

So if he screws you (something I am assuming is likely as I'm picking up he's probably a drug addict or something of that nature) you'll need to evict them through the courts just like any other tenant. 

You’re not going to mitigate all the same risks as with a fully licensed, and insured contractor and that’s ok, it’s the nature of the class you’re flipping or rehabbing and their associated margins

Most likely the state where the property is located is where lawsuits would be brought if they are something for personal injury like a trip and fall or something of that nature because the “cause of action” arose in that state.

All hard money is commercial in nature.

well nowhere I could find. this home is older than most around so it sits lower than most creating a natural funnel towards my property, which has turned my yard into a swimming pool.

Phone calls, paying for certified mail, going to property etc..

Then need to know where the natural flow of water is. 

Some are better that this than others, many more are more arrogant about how well they can do it than they should be.This is human nature.