Somewhere in this process your getting hosed big time.

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.

@John WarrenDo you think it’s a good investment to go for a single family or hose hack into a multi family with a FHA LOAN?

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.