Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

Always fascinating what happens when you artificially control supply and demand, it leaks out somewhere because people will always find a way to optimize their situation, whether the landlord or the tenant, as you point out.

No lawn care, no snow removal, and no garbage expense either for me.

You get estoppel statements so the tenant doesn't come to you the first month that rent is due and say "The seller told me I can have $200 off rent every month to mow the lawn." or "The seller said my rent was due on the 15th of the month."

Mold is all over the place, basically you will need to rebuilt the whole thing.If you can pull that renovation off and finish it with 150K, I think rest of your numbers are accurate ( rent, lawn etc...) and you  should go ahead and do it, but I would be careful about that number.

House hacking is out of the question as we are deeply rooted on a farm with a shop for my lawn maintenance business. 

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

Title company is telling me to call DMV, but it's like finding a car parked on your front lawn with a dead family in it and asking the DMV to transfer it in your name because it was on your lawn and they are dead.

Don't be afraid to offer low to start, the CF is good in the area but there's not much appreciation.As others posted, for a duplex you generally have to account for snow removal and lawn mowing.Feel free to reach out with any questions and good luck!

I charge when there is a violation of the lease (unauthorized tenant or pet, late rent, failure to maintain lawn, etc), when a tenant request is going to cost me extra time (adding or removing a tenant to the lease), or when the tenant wants to deviate from the agreement (early termination).