If I was selling a duplex that I expected to sell in 2-3 months max I would leave one side vacant in hopes of selling to an owner occupied buyer, or at least to make my buyer pool as large as possible, hoping to get more out the sale than selling strictly to an investor, who is the only type of person who would buy a duplex where both units are occupied. 

If you have 11yrs left on your primary residence I say leave it alone and keep working to pay it off.

Keep offering your offer until they say yes or leave us alone.

We recently had a tenant move out in a huff leaving the house trashed.

You're leaving over $4 grand on the table annually by not adjusting to the market, 

My decision to leave allowed the father-son relationship survive, as if I had stayed any longer, things would have completely blown up. 

Additionally, since it looks to be turn key you arent leaving any room for forced appreciation. 

Government leases will have appropriation clauses, meaning if government doesn't fund lease, they can leave. 

Probably once I leave the W2 world

They are not leaving much room or incentive for the investor.