I work primarily on the south side of the city, but we can do work throughout the city and also the northwest Indiana area, (travel will depend on the size of the job).

As a Realtor serving the Pittsburgh region, I am currently working with investors both local and remote.

It's not a one-size-fits-all situation.  

I would think 5k or 10k would be plenty, though it will depend on house size, age of roof, windows, sewer, AC, Furnace, electrical, plumbing. 

Here, you wouldn't even get named/served as the mortgagee in an HOA foreclosure.

We just took off the old sheet material and underlayment and even after more than 15 years there was only one area about 1 foot square in size that had some wood rotting.  

There are NO good lenders, they are all self-serving!

I build new construction duplexs, althought at a much lower size then yours (1800-2450ft2).  

So, screening too stringently in some of those lower income neighborhoods could substantially reduce the size of the tenant pool for you, to the point where you might be searching for the proverbial needle in the haystack.

but no one elseThis is what stopped my out-of-state plans for expansion, as I wanted to create my own Property Management firm.The current PM is your EMPLOYEE (and that's a bag of worms by itself) unless she has a business license (at lease a DBA)Regardless, at a  minimum, you need  a formal agreement between the lady and yourself AND to serve notice to all current tenants of (a) your ownership and (b) your contact information.