If you haven't done this kind of project before, I would suggest working with a reputable GC on this.

But just to make sure you cover all bases, seek out a highly reputable property manager that focuses on this part of town and see if the rents for the duplex idea could in fact be better than just covering the PITI.

I contacted every reputable contractor and handyman in town to get the door replaced as fast as possible and 2 weeks was the earliest I could get it done.

In the future I would like to find reputable local subs to do at lest some of the work but doing it myself let me keep the renovations  costs way down 

Plastic bottles, loose change, dust.

@Tony Castronovo well that wording would make me think you are entitled to some kind of refund.Some people are more worried about money than their reputation.  

As much as I want to make money I also want to build a positive reputation within my investment community here in Lansing Michigan.

Lastly, there are some very stable deals that reputable syndicators are advertising that suggest 8%+ returns are expected with little, to no, work for the investor. 

You did get sufficient pointers from all of those who have experience in lending and in investing; helpful persons like @Amy Heitner, @Steve Hall and @Dushyant Ravi - all gave the available info with them.It is always up to us now to consider our own project and explore the option available to us, go with the entity that has the staff person who is approachable, or find any good reputable Mortgage Broker, (who could cost a little more), who can certainly guide you to a lender with whom he or she works the most.

Stick to areas that have had a great reputation for a very long time and leave predicting the future to the guys who have too much money they can risk to gamble.