I've only had one small issue and I was able to call a friend and he referred me to someone that was able to help me take care of it.

We have never had any real issue with them.  

Pros would be 1) no more issues from tenants changing their own bulbs, 2) selling point, less bulbs to change, efficiency, etc. 

But...ran past first title company and they declined it because of liens issue.

But...ran past first title company and they declined it because of liens issue.

Use BP to leverage any questions or issues you have come across.

Every time I try to be lenient it seems to compound the issue I am dealing with. 

You will hardly ever encounter any serious tenant payment issues, evictions, damages, etc.Let me know if you'd like to see a deal analyzer which breaks down the numbers and I'll send it to you.

The couple actually have State issued ID's with social security numbers.

You shold always get one, it's only a few hundred dollars and for that you get another pair of eyes that are looking for issues.