You can Google time tracking templates/spreadsheets or download a time tracking app.  

All 16 units would have to remain on same lot/deed forever (so in terms of value, I can’t capitalize on the duplexes being sold to conventional non commercial buyer) think financially it would be nice to phase it out one duplex at a time.

I also seen and have heard lots of debate on if Memphis' can handle such a system and if we can sustain it and only time will tell but I personally believe just one thing when it comes to this.

Zoning approval then a general contractor.It is not something I own or plan on doing  But there are small developments that pop up from time to time. 

If you want to buy, give a couple Sears Outlets a call, they normally have a couple sets around and since they likely sit for a decent amount of time the store might be motivated to drop the price a bit to move it.

I am 4.5 yrs out of college and work with a telecom real estate fund and have always wanted to invest in real estate on my own.

HI @Jyotin GautamShort answer is no in Texas Long answer according to the Texas Real Estate Commission " Under the amended rule, a broker could give an unlicensed person a gift of merchandise having a value of no more than $50 and this would not subject the unlicensed recipient to a charge of unauthorized practice as a broker, nor result in a violation of TREC rules by the broker giving the nominal gift."

Driving to and from work you should be listening to podcastsIn your free time, I would analyze deals.

I'll look for a real estate attorney.

Dont give up and keep hustling and find a way to make some income during this time.