you can do one of several things. you can include electric in the rent (not always a good option) , you can stipulate, in the lease, that the electric bill is split 50-50, you can implement RUBS which divides the bill into the percentage of space it takes up (for example one side is bigger so they pay 60% of the electric, or the 2 bedroom pays 66% and the 1 bedroom pays 33%), or you can submeter the electric which allows you to split the bill you receive according to the actual electric used, finally you can discuss with your electric company what needs to be done to add a separate meter to the duplex. submeter and second meter are most expensive options, but in my opinion are the best for your long term sanity and profit.

Both would take a very long time to change, probably generations. 

@Dennis M. a lot of different non-profits.

@Micki Sluyter, The IRS has a funny (not so much) way of accounting for profit when you do a 1031 exchange.   

I've also have done a little learning about SD Accounts too.I think all of what you said is true but you may have to buy it in your own name them transfer to the SD-IRA account name but you must understand that any profit stays in the tax-deferred account to be income tax free and not penalized.   

Ok seasoned spec builders,What is your most cost effective/profitable home plan?

Considering depreciation, and expenses, it may be a lower percentage than W2 income, but still a significant portion of the profit will go to state and federal taxes. 

Unless you think you can make a 60% profit return on your $50k you will come out in the red. 

If I looked into the BRRRR method I could treat the money as a private lender, just with slightly lower interest rates to still make it a good personal deal but still get a small profit with someone I trust (myself).

Maybe attract better tenants (not sure if this is allowed if you have gov loans).Is this profitable?