AP is a form of insurance - litigation insurance.So, if you have enough to protect and reason to fear litigation (and it sounds like you have), then you might want to look into asset protection strategies (which includes establishing of LLC).

Does that payment include Escrow?

Our no-smoking policy includes vaping.

@Minh Nguyen have you included the condo fees in your calculations? 

Creating a savings plan and budget for the purchase of a duplex, from my understanding the following expenses typically include what I have below,what else am I missing ?

From that report you can decide what will be included in the Rehab and what will be covered by your CapEx reserves.  

I do inspections semiannually.In my relatively short tenure as a landlord, tenants that are "up to no good" have both (a) paid rent like clockwork and (b) been unresponsive to any communication.In addition, my lease has the following provision:  (o) You shall keep us informed of your current contact information at all times, including phone numbers, emails, and emergency contacts.

Not including your standard overhead costs like software and systems etc.

Here lately I have noticed that my deals go to local buyers and I would like to build a network to include more Out of State Investors without having to go through people.

Here lately I have noticed that my deals go to local buyers and I would like to build a network to include more Out of State Investors without having to go through people.