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 ?

I wanted to do it myself and ensure it wasn't a full finish to avoid paying property taxes on additional livable square footage.

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.

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.

Operating expenses are closer to 40% including professional management.  

so everything is done: electrical, plumbing, A/C, basement finished, etc.