I found a property management company that charges 10% all in, no other fees, etc.Now, for only one property, do you recommend I landlord or hire it out?

Duluth is a little more of a pain, I believe there is a fee for converting a property to a rental (if it wasn't already), rental license fees, and if you don't have enough off street parking you pay more fees. 

I should also mention that I paid $1,000 towards my buyers attorneys fees and in addition he charged my buyer $850 for a grand total of $1850 in closing fees...so I am pissed off  that he took advantage.

The condo fees cover the big ticket exterior items, so I view them as forced capex savings.

What about HOA fees?

@Joshua Redmond a good ol phrase to remember is "if the seller creates price then you create the terms" all of your questions are all factors of negotiate to get best deal possible for either party.

I would consider selling but don't want to pay high broker fees.

In addition, did it cause issues with refinancing due to the property being lease hold rather than fee simple?

Is there a formula for that similar to the 0.70 ARV - repairs -fee?

If the legal fees is going to be more than collecting 2-3 months worth of back rent, then I don't think its worth it.