It's a nice benefit while you live there, but it shouldn't be the deciding factor in what you do next...it can play a part in the discussion, but the much greater benefit is your ability to sell tax free on your personal residence with a 121 exclusion. 

We have the ability to provide a host of reports but the most common tax documents that we provide are 1099's and Year End Cashflow statement. 

Which is a bit like saying they will let the sun rise in east, because there is no legal ability to stop that given contract law. 

I thought that the ability to work "whenever I wanted", and the commission potential and income, would help me get the basic funding needed for when I was finished with college.

Advantages of duplex include ability to add ADUs, no extra STR restrictions, and they in general appraise better than SFH with ADU. 

A great thing about rentals in warmer locations is the tax write off abilities. 

By calculating this, you temper your ability to perform and are able to recognize viable opportunities.

Your investing career will be determined by your ability to accurately predict variable expenses, vacancy, maintenance, and CapEx. 

I can draft these offers for you, but, as mentioned, the likelihood of acceptance is slim to none unless you're presenting terms favorable to the buyer or possess substantial experience to demonstrate your ability to close.

2) I will very likely need to pull permits for this property and I don't want to and up in a lurch as I am relying on the ability to update the electrical to make this deal happen. 3) Any thoughts as to whether to try to have it rezoned to residential or to multi use?