Make sure you are accurate with your determinations after all you are the one providing the numbers.You are doing all things correctly from what it sounds like. 

I think that some years ago you had to pay 25% tax on your unrecaptured Section 1250 gain no matter what, so people have it fixed in their heads that you're going to pay it, and there's lots of misleading websites out there still saying that you're going to get taxed 25% depreciation recapture, but I think the IRS changed it somewhere along the line and that is no longer completely accurate, as discussed here:https://www.taxcpe.com/blogs/news/recaptured-and-unrecaptured-real-estate-rental-section-1250-gain and here: https://forum.thetaxbook.com/forum/discussion-forums/main-forum-tax-discussion/28485-is-the-schedule-d-tax-computation-worksheet-flawed

What Josh says is very accurate I read you used a DPA program some have limitations on how long you must stay in the property.

Have you run the numbers in the calculators here with accurate ARV and renovation costs?

Most states require a Real Estate license to perform those services while collecting fees or commissions, make sure to check the states statutes where this property is located.

When I searched it said 450k for a duplex, is that accurate?

The taxes and insurance are accurate.  

The most important part is accurate comps and repair costs.

It is not the most accurate that I have seen, but it is a start.

Would this be accurate?