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Your best bet would be to go to a local real estate meetup.

The last owner of my property did weird stuff like pout rainbow floodlights in the basement. these are big and get pretty hot fast so i bet they're very costly to run. im going to replace those with energy efficient LED lights. i figure if i can optimize where utilities are wasted and keep the bills down then rent will be on time.

The effects of a collection a long-reaching in this way, so your best bet is to get this fixed ASAP and you be the one who initiates the contact. 

If your goal is to learn to raise capital Joel Block's Dealmaking Symposium is great content and well worth the investment.If your goal is to learn to do financial analysis college courses may be your best bet.  

If not, I'm not sure if you can legally adjust mid lease.   

Further, I would not adjust rent until I knew what the utility bills were and unless I was getting consistent complaints about cost.

Local Bank will be your best bet; though my Refi took sometime... they didnt ping me too bad and when i told them i wanted the Refi to pay off debt...that helped alot and they cut the checks for my bills.

However, I have not found a duplex that has had any positive cashflow after renting both units with the quick rule of thumb and was wondering if my best bet would be to buy something in in hopes of breaking even/ paying a little every month, but relying on the equity build, appreciation, and tax benefits.

I bet there's not a Landlord on here that would donate $5,000 to help her pay rent, even though that's exactly what they will suggest you do.It's OK to charge someone what something is worth.