@Adam Q Berry-Huff,My two cents would be to focus on the spread you are making between your current debt service and your current cap rate. 

Each unit has 200 amp service currently. 

Yes, there are investor-oriented real estate brokerages that assist clients with the pre-acquisition analysis and support services you seek.If Metro Atlanta is one of your target markets, I'd be happy to refer you to the same brokerage I refer my own international clients to.

Each unit has it's own electric service - tenant responsible.  

As a Property Manager, I provide a limited service that I refer to as "Tenant Locator."

To completely defer the gain on the rented portion of the duplex, you need to acquire property that is similar or related in service or use to the original property that costs at least as much as the amount realized upon conversion (e.g., insurance proceeds).It does not mean that you have to actually spend the insurance proceeds related to a rental portion of a duplex, the replacement property must cost as much the proceeds but can be acquired via a mortgage. 

The service we use is called ´' Imail'' which is provided through my brokerages services , CRM , Etc.

Lenders: I've used Middletown Valley Bank and was very happy with George Chaney the VP and their customer service, especially from Lauren.

Before moving forward with anything, I think you should make sure that this person is qualified enough to buy the house.Or at the least can afford monthly payments and has no criminal background/evictions in the past.There are many online services that you can use for this.I would recommend to ask an attorney to draft a lease and an option document. 

Negotiate with your pm company and if they aren't willing give @Heather Hopkins a ring...they have pm and investor services under the same roof.