Another problem I foresee is that I would not be able to provide HUD with proof of funds simply because I don't have the funds.

This partner could provide the necessary capital for the down payment and share in the ownership and profits.

We are hoping to be able to turn the equity be have built/appreciated into a place for us to live as well as provide some long term housing for locals.I bought the duplex I own just over two years ago for $210k.

I have called LADWP (electricity provider), and they confirmed that the homeowner is not responsible for unpaid bills if the bill is under the tenant's name - even after the tenant vacates the property.Given what LADWP is telling me, I am inclined to stop service ASAP and inform the tenant to start service in his name. 

Is their different companies that provide services specific to specific niche?

An additional benefit of a detailed engineering-based Cost Segregation Study is that it can increase potential insurance premium savings as well as provide support for the property tax appeals process.

I told them I wanted proof they have fixed these issues but will not provide any paperwork or sign any documents stating so.

Paying about 200 to 300 a month to essentially just "have it" and let it appreciate and see what happens.my short term goal is to increase savings cash assets and equity in next 5 years so i can buy a couple of investment properties that provide extra monthly income while increasing in value.

I have dealt with many AC companies in SA over the years and while some are good, I still haven't found one that makes me want to continue using them because they actually provide HONEST service that brings value to the process.

Yea good reminder @Jim Brozny - Elgin is an annoying place to be a housing provider.