This lease will have been time tested locally by that very lawyer in front of the judges that will end up hearing your cases should you bring one. 

My property manager for an existing rental took on coordinating improvements to my former primary residence in getting it prepared to rent. 

Have a tax professional familiar with WI taxes prepare your returns this year.

When do you determine the 1%-2% test?

@Alyssa K.There is a product called redgard https://www.custombuildingproducts.com/products/surface-preparation/waterproofing-membranes-underlayments/redgard.aspx#This is used to seal walls before applying tile.

Having the preparation to take advantage of opportunities that come your way.

Do a rental stress test on the property, figure out the maximum mortgage payment you can do, considering a more competitive rental market in the future where rents go down 30% lower as a worth case scenario.

Being so new I am scared I am charging head first into something I am not prepared for and do not want to get myself in trouble.

Buying a duplex would like to invest in some basic rental property software that I can track my income and expenses, and prepare reports that I can hand to my CPA for taxes?

Google the Howey Test if you'd like more info about what determines whether you're offering a security.