I currently have 2 SFH rentals on conventional loans and would like to invest in another soon.

I suppose 5% on repairs could be okay but it depends on the condition of the property and the type of tenants you'll have in that area.For management, usually I will put at least 10% in my analysis (especially for a duplex) as any property management company will typically charge a placement fee (usually 1 month rent) when they place a tenant in the unit.

Or you can take a hard money loan if you expect to get a job within a few months (the more expensive and risky option but possibly worth it if the deal is excellent and you can't get conventional finance)

Their high interest charges don't like cash flow, and in 5 - 8 years, you are now looking to do what you should have done in the beginning...get a 30 year loan. 

I should be able to increase rents to around $11k per month even with charging utilities on top as I update leases/get new tenants.You're correct on the property management, forgot to include. 

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?

;Starting over, and not being considered for a conventional loan as a new 1099 earner; Will not get to travel for work anymore; Stable work environment with people that I enjoy working withThanks for taking the time to read/answer my 234235290 word essay :)

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.

Are there any conventional/local lenders who would be willing to grow with us?

The better operators will be able to charge more.