I self-manage, @Fan Bi, with a regular man to do lawn, trash, and minor repairs, and a contractor for other items. 

However, if your state/locality allows unpaid utility charges to go against your property as a lien, then I would go the route of limiting usage as suggested. 

A good contractor should know an architect, it's another way to verify if he is good enough, if they have architects they work with regularly.

Hello, I am a first time homebuyer looking to finance with either a 203k loan or standard FHA loan I have pretty decent credit but not enough cash down payment for conventional loan which is why I'm going the FHA route..my goal after I receive my preapproval is to buy a foreclosed fixer upper in the price range of 60k-80k(either duplex or single family) and use the 203k to add value i.e add rooms upgrade kitchen etc then after a year of primary residency (required for FHA loans) I plan to rent out the other half (if duplex style) and hopefully create some kind of positive  cash flow after expenses etc.

Talk to your building department official, they can tell you the best route to take in your area.  

I know there are people who have had success going this route but this is the overwhelming minority I would imagine.

Its a long road.Based on your post, I'd recommend finding a regular job in the industry, something with a traditional salary or hourly compensation, and saving up.  

If you go that route, get a good carpet pad so that way you'll only be changing the carpet in the future.Pex not copper piping.

Does anyone have a referral for a tax accountant in the SF bay area who deals with rental properties on a regular basis.Thanks.Steve

DM might not be the best route at this point.