I'm currently living in one side of the duplex and planning to rent out the other side.

If I can score some cash flow, I'll take the win, but my plan is to at least break even in payments.

You can spend as little as $100 to form an LLC, or you could use an attorney and spend $1,000 or more.

I know that searching for financing sooner than that is appealing, but the best rates that I have seen all require closing after 90 days of ownership.I will usually kick things off around day 60 of ownership and plan to close within four weeks of that. 

I can plan for this if the tenant gives me a heads up ahead of time — which they usually do — but it's annoying.

So he does not plan on moving out anymore and will stay until the remainder of his lease.

Once the plan is in place, which admittedly might take some time, they will pull your money (usually plus a bit more the eat away at the past-due amount) from the debtor's paycheck and the court will send the money to you.

After all the planning it’s going to be 13 units total,One 4plex and three 3plexes

When I move out, I plan to give my side of the duplex to my mother as she plans to retire soon and I don't want her to have to worry about how she's going to afford rent.

They think they can save money, but they end up spending it by taking too long, doing the job wrong, etc.