Many rural water companies are near capacity.

Leverage the Power of LLCsEstablishing a Limited Liability Company (LLC) for your real estate investments can offer both legal protection and tax benefits.

You might try corporate housing by owner, or try getting in contact with some insurance companies for replacement housing, or traveling work-crews, etc. 

We are now appealing a denied claim with the insurance company.

My retirement system doesn't allow for me to roll anything over given that I'm still employed with the company and also under 59.5 years old.

It's really, really looking more and more like an episode of American Greed. 

Does the operational company already exist and have income history?

I would get an attorney or title company involved to create your loan documents to ensure they comply with the law and cover all the aspects you need.Another method that is likely your best bet to take on investors is to create a joint venture (JV).

Ideally the owner would handle everything and would have no need for a property management company with only this single duplex in their portfolio. 

I've worked for Superstar Car Wash, Circle K, and The Carioca Company.