Here is the answer that i got:"We collect predominately listing (asking) rents although we do have some actual rental data in the system. 

Execute the plan, build the units, get the long term financing that covers the extra builds, collect more rent and lastly, increase your net worth substantially. 

You could use some of the rent collected in the duplex to increase your income basis.

Other people like in BP just want to collect rent and do FIRE when they're 31 LOLif not because of high tech military industry including aerospace/naval industry, high tech industry and dominating US dollar, USA almost has no competitive edge anymore in the world except these three things....

Your property manager is the only one that will tell you the truth, “No I won’t manage that property” and have to put their money where their month is when it comes to how much money you can collect for rent, clientele, area, etc.This is an ongoing relationship, and a good manager can refer you to other contacts.Ask for referrals.

I am unaware of any state that does not allow you to collect advanced rent, but I am not an expert in all states. 

A handful will allow it as long as you are not collecting significant additional income from it.

Over the last year and half they been sporadic with answering emails/calls and not on time with their scheduled owner payments and not getting monthly statements that show funds collected/expenses paid.

Looking for a property manager and think I have found one but wanted to make sure his fees are in line with the norm:9% of all rent collected.$100 placement fee when securing a new tenant.10% markup on all vendor contracted maintenance and repairsDoes these numbers sound like they are in the ballpark for Midwest/Indiana? 

You can find higher ROI (on paper) here and probably in other cities…but the probability of actually collecting rent significantly decreases.