I would make sure to include variables expenses in the range of 4-6% repair / 4-6% capEx / and 5-10% vacancy expenses...

@Nicklaus McCain first, at this point of the market environment please keep in mind that rent increase may not be possible in the next 3-6 or even 2 months.There is a wide range of ways you can reduce expenses apart from the ones you mentioned above.One of the easiest ways is to shop around for better quotes for Insurance and contract services.

However, I have exhausted the duplexes both in the markets and price range I am interested in purchasing.

I decided I will no longer be moving forward with a house at this price range since it does not make the most sense more my goals long term. 

I learned how to choose a good market to invest in (population growth, job growth/diversity, etc).

The street the duplex is on is sprinkled with mainly single family homes in the range of 650K-1.1M.

The normal range that I pay is between 9-13%.I can't recommend someone at this time because most lenders have told me that their money is fully lent out or others are holding back because of the uncertainty. 

Most are cheap sheet metal sides and back in rural type area or remote towns and have limited growth in dirt value long term and if dollar store ever leaves almost no tenant wants the building because of the poor construction.People buy them because investment grade tenant and it's about the only thing sub 2 million in price in the 6 plus cap rate range.

I've seen stuff in the $2000 to $5000 range but you're taking a big risk if you don't get things set up properly.)Before you search for an attorney that specializes in drafting these documents (and spending the money that entails), you should have a clear idea of what your business plan will be.

What is a reasonable cost range for a lawyer to handle this task?