Looking for some guidance.I presently own a duplex, purchased in 2006 (was my first RE investment) - when I purchased rents were $725, I've now got the rents to $895 per unit, so $1790 per moVacancy is low, however when a tenant moves out, I typically will have it vacant a month or two performing updgrades and maintenance, (have overhauled/lightly updated the bathrooms, paint, exterior doors etc)  Typically when I start advertising the vacancy I have it filled in a month with a good tenant.

You would generally never have a reroof job, just maintenance every 10 years where you remediate blisters, fill low spots and apply a new coat of elastomeric.

Additionally if you read in the Carrier HVAC warranty it talks about systems being installed in rental properties and the warranty Not being transferable.If you are a professional landlord, then you are performing the regular recommended HVAC and Heat system maintenance items. 

I guess their daily routine involves littering their q tips.  

I would do it, but I would make it appear to be my idea, i.e. it was already on the list as part of routine maintenance and cleaning of the house.

If you can afford the maintenance of a bigger property, maintain occupancy, and will be getting a better ROI vs having a duplex I say go for it.  

Or just very low-maintenance tenants?

If you are a good judge of character a face to face meeting with the management company to ask some basic questions as well as a drive through to check the maintenance standards of the community will help you make the final determination.

How much should I save for maintenance and vacancy?

In that case, you would have the establishment and maintenance of the LLC to deal with, specific to New York law.