You can assume about 1% in closing costs in addition to commissions so you're starting around 7% before the seller gets any cash at closing. 

I don’t have a specific recommendation off the top of my head, but for HOA/condo insurance, it’s usually best to start with a broker who specializes in multifamily or association policies.

We were especially thrilled to start our investing journey with a duplex, and it was even better that the tenants desired to stay and had been consistent with rent for many many years.

Quick heads-up: Starting January 4, 2025, Pennsylvanias Act 52 requires anyone involved in wholesaling real estate to be a licensed agent.

The best way to start in rentals is by buying in your own area.

I wouldn't offer this to start with but these tenants may have difficulty getting out even if they want to be 100% cooperative.

Another huge thing to consider is laws and regulations, many times new investors will jump at Hudson county thinking the proximity to NYC is great for renting (which it is) but many of the municipalities in Hudson county have very strict landlord laws. 

@Omar Fernandez - you can start by reaching out to some attorneys, NYC is an attorney city so you'll have to get an attorney involved (who usually orders the title search). 

Start by reading the Ultimate Real Estate Investing Guide: https://www.biggerpockets.com/guides/ultimate-real-estate-investing-guide/introduction2.

I'd start talking to her and looking for another place for her to live.