If the buyer is uncomfortable or unwilling to provide proof of funds to you that may be a red flag; see if they would be willing to provide it to their attorney who can verify, and then make sure the contract protects you. 

Big banks have too much red tape, I wouldn't recommend going through them for anything investment-related but just my two cents. 

“Turn key” providers leave very little meat on the bone.If you’ve got 30 minutes a day you really don’t need them.

I'm wondering if that's a basic red flag or if property managers prefer to remain in the city.

I have a property manager that is working with me at the moment to fill vacancy one unit B is ready.Any advice?

Red flags. 

And not to discount the knowledge that can be shared on this site, but asking the internet what to do in this scenario is a big red flag to me.I submit that you need a partner in the venture who has significant experience in this industry.  

Then according to our 203k inspector ( one of the red tape hurdles on this loan) FHA typically doesn’t like to see people moving from a duplex to a 4 plex.

Monthly payment at 1229Option 2 -Value at 480, 75% cash down, 110k cash back to me at close.Loan - 360k @4.5% with 0.5 points.

I love a yellow house with black shutters and a red door.