While you rent the other side of the duplex out.Voila - No tax paid. 

A little of something is better than a lot of nothing, so if the deal works then I would consider it, especially if no other options

You will see more of these types of changes coming out of government, we can’t build all A properties at ungodly numbers for dirt and building costs!

With regards to your example about plaster vs. drywall most insurance policies no longer will pay for the plaster whether you have a public adjuster or not. 

Its just hard to be good when they're chasing margin and keeping OH costs and personnel costs low.

You are only adding complications and costs with the LLC with no upside  This is all assuming there’s been almost zero appreciation and you shouldn’t sell tax free while you have the chance. 

The end product will be great, as others have mentioned perhaps in other threads, Delta has not increased any of the cost, so there is still a huge equity upside.

Cost efficiency while enhancing the design and functionality of the property What was the outcome?

Whether to build on your lots now or wait depends on a few things: construction costs, rental demand, and your financing options.

And cost is not coming down.