The electricians (one licensed, one assistant) arrived, did the work, and the lead guy gave me his personal number, saying he is indeed licensed and can do work a lot cheaper than if I go through his employer.Is this considered kosher, and separately, is it wise?

(I was assistant manager of a different property before). 

Now that you have exhausted your Low Down Payment Options (Portfolio-Conventional and FHA) you will need to use a Standard Conventional Loan and put 20% down to get your 3rd Duplex.The sky is the limit...you could continue to buy properties and build an empire or just stop there and enjoy more free time...I have friend who quit his job and just manages his properties now.Be alert, if you time it right you might be able to get down payment assistance/grants (I got $5,000 from a local program and used it to buy my interest rate down to 3.125% which is way below typical market rates for a Duplex).

Also try to get something with built in equity to help unforce things abit or assist in holding costs and incidentals.

Let me know if you need any assistance getting this place sold or analyzing the next project.

IF I CAN BE OF ASSISTANCE IN ANY WAY, FEEL FREE TO CONNECT AND GET IN TOUCH!            

I realize I can modify our operating agreement to reflect this transaction and his obligation, but it doesn't' sit the same way with me as if he were signing on the dotted line at closing.Please share your thoughts and if I am overthinking this,but if something were to go south or future disagreements I feel like I would be left holding the bag in this scenario.

Electricty, Water, Sewer, garbage, and insurance (or any others that would be operating expenses) are the areas in which I was expecting to get some assistance with.Thanks for the help

The price will be very low to reflect the condition and the land itself is likely worth more than what I will accept.  

There are some prime North County neighborhoods where you can still get a 3%-4% CoC yield in year-1 and more than double your initial investment in 10 years based on conservative estimates.Let me know if I can be of any assistance!