I cannot honestly call them laws, because I firmly believe only the United States Congress has the rights to coin laws here we are having 10,000 agencies each of which issues, illegally If i may say, a ton of those per year.

You'd get the occasional princess who would turn her nose up and that's when you say a gratitude prayer LOL.We included everything in rent - water, sewer, garbage, electricity & gas. 

If you're getting, say, a 5% return in the 401k, and you could get 8 - 10% from this rental, you would be ahead.

@Fred Heller Thank you for your inputThat is what i have in mind. i think that with more than a duplex . say a TRI or FOUR, the cost of out of pocket would be much less if any. but its all about the numbers for me. if i could get a better deal for a duplex, i would not mind coming out of pocket to make it work.

Lets say a couple of months before the year lease expires they decide to go month to month, so since they already paid the last month, I imagine they don't have to pay the last month and then they start paying the month to month (so 1 payment gap) OR no gaps they keep paying and then don't pay the last month?

If they call you and say a window lock is broken?  

To the tenant say, "As you are still in possession of the premises, I will begin eviction proceedings immediately."

@Tim Yang, you NEED to allow for say a month per year vacancy if you intend to be REALISTIC! 

I mean are they all on say 1 year leases starting and ending at the same day, and you have a new one in the middle of  a lease term 4 months in that is looking to end the lease the same time the rest of them do, or is he/she intending to sign up for say a full year? 

I'm sure in WI they don't have any problem charging tenants full price for brand new carpets, no matter how old they are, as long as there is damage.And you never quoted any WI rules that say a landlord can charge full price for a carpet replacement, regardless of how old it is.Nope, you can't just give a link to the landlord tenant book.