You will be waiting a long time - that as mentioned was a black swan event just like when they went to like 18%.Historically speaking expect rates to be between 5-8%. my recommendation to anyone buying real estate today is if you buy, expect to hold it for atleast 5 years 

Would recommend you read a couple books about BRRRR, that will give you the basics and then feel free to reach out.It remains a great strategy, but you have to manage your expectaions.

Any recommendations which companies os states to avoid?

I am closing on my 1st rental (Duplex) next week & I am going to self-manage the property. Since I only have these 2 units for now I was thinking of using one of the free websites (Cozy, Tenant cloud, etc...). I ...

That is your competition.I believe my recommendation will prove accurate.  

I don't recommend either of them.

Here are my recommendations:1.

@Denny Colon highly recommend you connect with @Samuel Eddinger

.), and also need to consider the cost of vacancies or bad tenants.I also recommend you charge market rate, for yourself and the tenant.

Any recommendations on which approved course to take?