The property is a SFH in DC, has been rehabbed, it is vacant and for sale/rent.I've gotten quotes for $2k for 4months of coverage at 100% earned.

Anyway Im looking forward to finally getting something going as I have been talking about this a long time and the landscape business is not what it used to be and in my eyes is not going to provide me with the comfortable life I desire.

I think the take away from this thread is that some people obviously do not like Turnkey, but it is a necessary service for several investors who have no desire to buy, renovate, find tenants, manage, etc.  

What are you earning on investment?

Based on a $230,000 purchase price for a duplex I'm guessing it's not in the most desirable of areas.

I bought it from a wholesaler - the seller was elderly, had already moved out, and in fact passed away during the process but the sale was being transacted by his son and it continued on in spite of this hiccup.This is a 3/1.5/1 ranch in a very desirable (for moderate home prices) area off Red Bridge Road called St.

and the area is extremely desirable, so I went for it. 

In other words, like Gary Keller explained in The Millionaire Real Estate Investor, you need to become a person who looks at cash earned as added capital and not as something that offers more ability for you to consume things.

You could learn about self directed IRA's and approach people that you know who have nice sized retirement funds and tell them how they could earn 10% on their money by becoming a private lender on a house that you want to buy and flip.

Both of us should be looked at in the highest regard when it comes to this business, or the desire should be mutual of both parties, I'm getting the feeling that it is not.... *** I may have just answered my own question ***None the less, it will be interesting to read the feedback that this conversation get's and or questions.