I suppose 5% on repairs could be okay but it depends on the condition of the property and the type of tenants you'll have in that area.For management, usually I will put at least 10% in my analysis (especially for a duplex) as any property management company will typically charge a placement fee (usually 1 month rent) when they place a tenant in the unit.

Rob Auction.com typically starts off high but if there are no bids, sometimes they will run a second round at a lower price a few hours later. 

Our county GIS sites also typically provide a photo of the comparable property.   

However, if you are looking to increase monthly cash flow to earn a better return then I would suggest looking for longer amortization (25 years is typical) and possibly 80% LTV.

I typically can get a property manager for 8% in my area but I'm guessing 10% isn't bad.  

You typically get one or the other.

Typically you have a line that says you or someone you work with or someone you find will buy the property.  

From the outside it looks like a typical 2 ded 1 bath 4 plex( 2 doors up stairs, 2 doors down stairs, 4 kitchen, etc). 

What is the typical expense rate in the area?

First world problems.I don't think the 2% rule is a typically achievable goal anymore.