I have a strict policy that I forward the quotes I get for repairs and charge a set agreed upon percentage of bills I coordinate once you approve.

Private money from strictly retirees?

Most all banks will only loan 75-80% LTV on the PURCHASE PRICE at closing regardless of what the appraisal is.It is very risky to do work on a home prior to closing from strictly a "what could go wrong?"

Of course, there are strict rules so it is important to work with a seasoned professional.

Your insurance will cover routine maintenance items?

Similar situation with regard to background and credit check efficiency; some states like Oregon and Washington have pretty strict regulations when it comes to what may or may not be released as part of someone's criminal records.

I guess it comes down to your goal with financing, if strictly wanting to pull as much cash out as possible then yeah I would try to contact a commercial broker, otherwise, a residential loan might be a better long term option.  

To the numbers.....Management fee, I would suggest reserving 10-12%Routine maintenance 5-7%Capex(it's an older home) 10-12%Insurance appears to be on point however water on a duplex runs about $145.00 per month. 

After i unload my latest flip, i will be paying off ALL my debt, and keeping everything strictly separate.

This will give you more options when buying a house since you won't have strict appraisal issues with FHA.