Tenant Default: 0-5% probability of eviction or early lease termination.Section 8: Class A rents are too high and won’t be approved.Vacancies: 5-10%, depending on market conditions.Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Class B Properties:Tenant Pool: Majority of FICO scores 620-680, some blemishes, no convictions/evictions in last 5 years.Tenant Default: 5-10% probability of eviction or early lease termination.Vacancies: 10-15%, depending on market conditions.Cashflow vs Appreciation: Typically, 1-3 years for positive cashflow, balanced amounts of relative rent & value appreciation.Section 8: Class B rents are usually too high for the Section 8 program.Class C Properties:Tenant Pool: Majority of FICO scores 560-620, many blemishes, but should have no convictions/evictions in last 3 years.

I have found some of the best contractors from Facebook groups in the local market for example "Real Estate Investors of Oklahoma City".

All look in-line with typical market pricing.

Quote from @Kaleb Johnson: The issue is that you cant cold call people in New York  You cant cold call but you can definitely do SMS marketing and find your ideal sellers for wholesaling.

I am an experienced investor and unexpectely find myself managing a duplex myself and wondering if there is a small landlord (aka inexpensive) simple solution for marketing, background checks and lease creation that markets on zillow? 

This property has a ton of deferred maintenance but I'm purchasing it well below market value and I have a decent budget. 

In CA (my market) the seller is required to make honest disclosure statement and you can collect for material non-disclosure.I suspect you already have learned that you need to check the status of all permits. 

Anybody done that sort of marketing?

I used a heloc to purchase the first 4 rentals, so $155k of dept is wrapped up In  that until I refinance each property which have already appreciated extremely quickly given the current market. 

Another option is to estimate value based on potential income and market cap rates, which can give you an investor’s perspective.