Welcome @Willie EshePensacola has a strong market for small multifamily(2-4 units) properties but typically not enough inventory. 

Yes it implies a tax event, but utilizing the installment method would alleviate it? 

Accessory Dwelling Unit (ADU) that we lease to a long-term tenant on a month-to-month basis for $2,850 per month (inclusive of all utilities), and a 300 sqft.

But, similar to an sfr adjusted up for a 2nd unit, this is typically not the most reliable method.

All 3 typically have different requirements. 

Would you consider a rental duplex that doesn't have split utilities? 

Hi Laura, Here's my advice Attend Real Estate Networking Events, Join Online Real Estate Communities, Utilize Real Estate Investment Clubs, Network with Real Estate Professionals, Create a Professional Online Presence, Utilize Referrals, Partner with Experienced Investors, Attend Real Estate Auctions, Offer Value, and you know what's the last?

To be honest I realized yesterday that when doing my calculations I made a mistake; since I’m buying the duplex as a primary and I must live in it for a year, therefore I’ll have to pay utilities.

To sign such an agreement requiring you to utilize this person in all scenarios goes against your ability to find the best deal for you.

Typically SFR to quad are purchased via conventional financing.