I applaud you for putting it out there but 1) maintenance/cap ex is far too low for a duplex 2) no PM. 3) vacancy at 1% will be challenging if achieving near market rent.

I would like if you ever need a licensed GC to do renovations/Tenant Improvement projects I have a group for that.  

Challenges?

It worked out well, but not without its challenges, and I learned a ton along the way.How to find a partner: Meetups and forums like this are great places to start.

Managing rentals isn’t for everyone, especially after dealing with bad tenants, challenging property managers, and increasing costs.

Net Sale - Is the contract price, minus the closing costs and commissions.Adjust cost basis - Is the purchase price, plus capital improvements, minus depreciation.

Challenges?

Manny challenged that.

Rents will rise much at a much faster rate, so the challenge of finding cash flow (enabling more investors to become "capable") will gradually recede as SFR cap rates gradually expand - it will be a process, not an event - over the next few years.

You want to be able to demonstrate that your intent in purchasing, subdividing, and improving was to hold for investment use.