The gain related to a primary residance portion of the duplex is sheltered via section 121 gain exclusion. 

-attend local REI events-call bandit signs that are housing related in area-network on BP

@Justin R.Your CPA is being moderately conservative, and your QI is being extremely conservative.Nothing is wrong with either approach - as long as you knowingly choose the relative safety of a conservative approach over the financial benefits of a more aggressive approach. 

FYI, the standard deduction does not prevent you from taking all the deduction related to rentals. 

With my conservative $40,000 dollar a year full time income and my mortgage payment of $1050 a month this leaves me with little buying power to buy a full time investment property.Some other relative info about my financial status is that I have a good to great credit score, I currently have $20,000 available to invest leaving me with a cushion in savings and because of my Airbnb income I am currently able to save about 80% of my full time job income yearly.

Demo has already been done but house is full of demo related trash.

However, not all self-directed companies will allow the LLC structure.When setting up any of these accounts, it's important to know ahead of time the compliance rules that must be adhered to, which primarily relate to self-dealing with your tax-advantaged funds.

By making it the primary I'm able to get a bit better mortgage rate and keep it at 20% down (I'm also a landlord novice so I would be able to dip my toes in relatively easily instead of approaching it with an investment loan, etc.) 

Get employer info and closes relative, have tenant update this info each time they renew.Have good screening done.

I'm relatively new to the BP community but have been listening to the podcasts for a while.