Account ClosedThe closer you are to a $50,000 price point, the more likely, you want to be closer to the 2% rule than the 1% rule.Items like Maintenance, Capex, Vacancy don't take money out of your pocket every month.You budget for them though becuase you know eventuallyYour tenant will leaveYou will need to replace the water heaterYou will need to replace the roofAnother issue with Turn-key is that you are paying a premium.

I stopped the water but the water spilt over and leaked through the floor down to the first floor.

An informal rule of thumb I've found is that if two months rent is greater than property tax and insurance combined, the numbers usually work well.A couple random expenses I've had from my two properties since April (after tenant moved in):Central air issue, broken screen on screen door, lack of hot water in shower, clogged drain from toiletI'd be careful in renting to a friend. 

As for the water/sewer it is in good shape.

Then she stopped paying the water bill in full. 

Lot with city water/sewer, house was torn down.

Typically a duplex will offer twice as many problems that could arise. 2 kitchens, 2 bathrooms, 2 water heaters, 2 furnaces and 2 tenants.

Water heater is not installed, (It is just sitting on the kitchen floor)2.

I mean changing furnace filters, water filters, yard/lawn maintenance etc.

The end goal is to have have to have enough parking for a single vehicle per unit, to separate the water and electricity, and to convert the single family into a duplex.