I’m helping her out because she lives out of state and obviously can’t open in person an escrow account.

For example Drywall living room could have an input for sq ft and you could get a base line estimate. 

We live in a suburb, no duplexes/triplexes here, only SFH, THs, and condos.

I live in Truckee, and I can tell you that nobody will stay in Reno if they are coming here to Ski.

Just make sure you're not breaking any city rules when splitting the house.In most cases, you won't face issues if you split a house as long as you live there, but it's best to confirm with local regulations to be sure.

I Just dont know where to start , hard to find comps, but given how many people have asked to buy this farm I live on, there must be demand for it where I am at.

To meet the terms of a primary residence loan, you will need to live in the property for a year.

The day I purchased it I reached out and introduced myself to all four tenants and one tenant told me that she was currently living with a relative because her electric got shut off.  

You have to be living under a rock (if you are a MF investor) to not know the challenges MF is facing right now.

I will most likely use an FHA in order to live in 1 side of the house.