By negotiating 20-35% discounts, we managed to achieve cap rates between 9% and 14%.I've also started managing properties for three of these clients, listing their rentals and ensuring everything runs smoothly.

Here’s an interesting technique taught to me 40+ years ago by Jimmy Napier.  

You'll either have to convert the house into a legal duplex by getting permits from the city or you install an electrical panel split so that you can track each units/bedrooms of their power usage.In terms of lending world and being to use the rental income, the property needs to be a legal duplex meaning title must be shown as a multifamily and not a single family in order to use the rental income separately.

In most places some utilities are provided by the local government.

I had several properties being managed by an Ohio property management company.

Has anyone used flip system before by Antoine Martel before?

Pete's podcast is called Turning Profit.

Marketing is key and also leaving some meat on the bone for another investor helps sell it (unless it's fully turn key, which can be attractive for a 1031 exchange specifically). 

Property is managed by a PM, I live out of state.

I'd overestimate what it will cost and the amount of time I think the project will be by at least a month to give yourself some cushioning and an idea of the margin of error you have in order to earn money.