This test isn't normal for most AC companies according to them since its a bit intrusive and expensive to re-patch the cutting of the duct so most don't do it. 

:) Assumed the condition of the duplex has recently been upgraded I think your expenses are fairly accurate.

Other than that, looks like you covered all the expenses.

It can be a very long process and may be expensive depending on how you go about it but it can be done.If/when you do go to court  my advice is to be very organized.

Not sure how you decided it was "fair" that you should pay part of the utilities when ALL of the utility expenses are controlled by the tenant.

This area is still having upside as it is cheaper than Ardenwood plus we have the potential Tesla and Facebook expansion close by.While folks do say it is easy to make more money in midwest, with more volume comes more expenses and less of things in your control.

I haven't driven one of these neighborhoods in summertime yet, but now you have me curious :)  In this part of the country, we don't get near the amount of rain in summer than Seattle gets, and watering the lawn gets super-expensive unless you put in a separate meter. 

I looked in to getting new flooring but it will be at least 2k which is not an expense I had budgeted for.

My second instinct was "How can I structure a win/win deal".I'm thinking there is a lease structure to assume control of the duplex, live there a few months rent free myself, perhaps move in tenants into the other duplex unit, in order to mitigate the holding cost expense for the SFH after closing.Master lease option?

I love the town, but that market is ridiculously expensive- IMO it is insanely overinflated right now and when it crashes it will be a blood bath.