Most of my CFO clients that are in residential development are looking for IRRs (usually over a minimum 5-year period) in the high teens and the commercial developers are looking in the low to mid 20% range.

Down payment of $13K including reserves sounds pretty low to me . ( Based on Maryland )

I am no expert by any means but I thought I would drop my opinion here. 1) Should I focus on duplex since they're most likely less expensive in my area in category A or B properties, or aim for more units?

Heck, maybe I’ll give the property manager (me) a 100% raise and an all expenses paid vacation 6 times a year.

It is an expense, but they keep it all legal and compliant.

Focus on areas with strong rental demand, like Broad Ripple, Fountain Square, or near universities like Butler and IUPUI.Maintenance Costs: Indiana weather can be tough on properties, so budget for seasonal maintenance like snow removal and HVAC servicing.Additional AdviceKeep an Emergency Fund: Unexpected repairs or vacancies can arise, so having 3-6 months of expenses saved will help you weather any surprises.Build a Reliable Team: I have lists of contractors, handymen, cleaners and property managers if you'd like me to send.Good luck with your property and future expansion!

And you can definitely pay off your home faster if you focus on running all of your expenses through it and watch your expenses. 

Even though there is low inventory, interest rates are high, and many properties don't cash flow, look harder there are always deals, you just need to find/make them.

However, you'll likely be able to put more money in your pocket if your reducing your living expenses in a HCOL area.

Remember to split the expenses and depreciation based on how much you rent it out versus using it personally.