The PM fee was 7%, but worked out to around 8-8.5% after leasing fees.

you can do one of several things. you can include electric in the rent (not always a good option) , you can stipulate, in the lease, that the electric bill is split 50-50, you can implement RUBS which divides the bill into the percentage of space it takes up (for example one side is bigger so they pay 60% of the electric, or the 2 bedroom pays 66% and the 1 bedroom pays 33%), or you can submeter the electric which allows you to split the bill you receive according to the actual electric used, finally you can discuss with your electric company what needs to be done to add a separate meter to the duplex. submeter and second meter are most expensive options, but in my opinion are the best for your long term sanity and profit.

you take yearly rents and divide by 52.Whats the lease/contract state?

This happens to me all the time in residential leasing when working with a tenant.

It was seized by the US government (drug bust) and I have no access to prior leases etc.

I've got a tenant-buyer on a lease-option exit strategy for an SFR in Spokane Valley, Washington.  

The other units we gutted to studs and totally remodeled and leased out for a higher market rate.  3 weeks ago I started the process to refi (I paid cash. 

I'm currently renting a townhome and seeking to purchase a househack when my lease expires, maybe a duplex or triplex depending on how the numbers work out. 

If a potential tenant in this order recieves lease agreement then makes payment including security deposit, first and last months rent  via certified cashiers check is the agreement valid if it’s not signed? 

The documentation that my lenders require are typically tax returns (last 2 years), rent roll of all properties, personal financial statement, and leases on the subject property.