Are you going to hire a company to maintain it or expect the tenants to take care of it?

How about you cash-out refinance the duplex, hire a management company, and then invest the money into an index fund?

@Matt Small If you are indeed separating amicably you can hire one lawyer/cpa to arbitrate or help you see the pros and cons of your choices.

There are NO shortcuts to accomplishing this process, you either need to hire someone who knows how or learn how which takes time and lots of practice.For ARV, you must use SOLD comps just like an appraiser would use within 1/2 mile and within the last 6 months (although many markets now need to be within last 3 months since price fluctuations have increased so much.

You can do this yourself or hire it out.

I would hire a PM to manage and find a tenant, that way there is some responsibility to find a "good" tenant.

If you are an investor, what is it that you look for if you want to hire or work with a Realtor?  

I would hire an attorney to prepare one for you.

I am planning on living in one of the units for 1-2 years before moving, renting all of the units, and cash flowing.In the analysis, I am currently assuming no property management costs while I am living there, and then hiring a property manager for 10% of the total rent income. 

The problem is not everyone is willing to step up or hire a guy to handle it.