The two units with the half bath have a furnace on the other side of the wall that prevents me from expanding the half bath to be a full.

I have lived in one half of duplex since purchase.

PMs that will work in some areas are not available.The other main thing to look at is that the population in Memphis in trending downward, loosing a percent or half a percent each year historically. 

Strive to get at least 3 comps within a half mile radius, same number of bed/bath, +/- 10% of sq ft, same style, amenities, etc.

I totally understand the purpose of the eviction half due to loss of employment etc., but this is starting to get ridiculous if the landlord can’t reclaim their property and have to just watch it turn into a drug/gang member house.

His only request was that I take out a life insurance policy equal to my half, basically, or equal to what he loans me if we don’t actually partner, and make him the beneficiary.

These are renters not buyers; sure they have tastes too but they don't care half as much as you think they do. 

Ideally, I'd like to find one with half occupancy for new tenants or one with a lease that is nearly up with a legacy tenant to make a move for me to enter.

Our goal is to have passive income to cover half of our monthly expenses in 10 years. 

I assume they had a voucher for about half the rent, then had a friend or relative that would pay the difference and live with them.