I am looking to sell it because I am going back to school and will be moving out of the state in the next couple of years.

No schools below 7/10 and average should be 8/10 - 9/10.

As such, I suggest you choose 2 or 3 QI's (they will know better than even most real estate attorneys a solution to your problem because I worked for a few after law school and trust me they will likely have to call a QI like me or  @Dave Foster or @Bill Exeter to secure the solution) and call three and then choose one that you feel the most comfortable with. 

Would love to get some schooling from you more experienced Pro's out there on the best completely legal and ethical way to structure this.

If you buy a duplex with 3 bedrooms each side, it's most likely a family will rent and so the school district is important. 

School year only or full year?

If it is in an area w good schools and safe neighborhoods especially.Good luck!

I used 40,000 for a down payment to get my family and I a nice home in a nice neighborhood with above average schools.

Like the old-school feel of excel :) 2) Keeps real estate transactions separate for tax purposes3) Easy to fill in expenses and income on a monthly basisIf anyone has any tips, or even an excel template they would be willing to share, that would be extremely helpful!

Would love to get some schooling from you more experienced Pro's out there on the best completely legal and ethical way to structure this.