There is no statutory holding period but you need to be able to demonstrate your intent. 

Since I was only given an overview of the financials along with those leases after signing a confidentiality agreement, which seems to be typical around here, I would make any offer contingent on not only getting those tenants to sign a new lease, but more importantly receiving the past two or three years' operating statement and tax returns when I can do my true due diligence, including inspection period, etc.What surprises me most is that the current owner bought this property for $950,000 back in 2004, and is now asking $795,000. 

I love Gainesville as a robust market and teach there periodically. 

I have a great product, but how do you pitch an investor to park their money and potentially lock it for a set period of time.I know rents and appraisal values will increase in time, but I can not account for that when speaking with investors.

I think it would put me in a bind for an extended period until I can save more or raise additional capital for #3 (which I have not done at all as an investor).

Here's the really powerful end game - If you stay in that duplex for at least two years of the 5 year period immediately prior to selling it you will get to take the first $250K of profit ($500K if married) from the primary residence side tax free. 

We are scouting to target a specific niche market that would require furnished month-to-month rentals.Does anyone have experience with a la carte services for periodic cleanings, restocking, and maintenance?

You do not buy properties for tax consideration, period.

Generally, if you have lived in the place for 2 years of any 5 year period you don't pay capital gains on the first $250k if single or $500k if married filing jointly. 

we're looking at a property and the agent sent us an "exclusive buyer agency agreement" that forces us to work exclusively with her for the period of one year.