However, I have not found a duplex that has had any positive cashflow after renting both units with the quick rule of thumb and was wondering if my best bet would be to buy something in in hopes of breaking even/ paying a little every month, but relying on the equity build, appreciation, and tax benefits.

She claimed that someone threw a rock and broke the windows, in the meantime, my handyman was in the neighborhood and witnessed her breaking the windows and threw out clothes, it seemed like she was fighting  with her husband. 

It's nice that this manager offers a pretty reduced-fee for a longer-term, but in my experience the tenants tend to break those long leases.

You did get your chance to check the house. that's the breaks!

So even if i make a bad decision, I'll have 30% leeway to break even. 

After the first time we told her if she was unhappy, she can break her lease, but just give us thirty days notice. 

Dave Ramsey fans will say I’m an idiot. 2 out of my 9 properties are paid off so I’ve got about 3k/month cash flow coming in which helps when things break.

You might break even if you go for a 30-year note.

But as was said, there has been so much litigation and so many court proceedings that it doesn't even make me break even.

There can sometimes be a fine line between trying to be smart and save a buck, and breaking the law.