No legal jargon or last-minute surprises.Smaller credit unions are also worth exploring.

I have legal background, billing, office and executive assistant type experience, and now many years of marketing experience as well.

You can always leverage rentals within their ability to service the debt. 

Clear communication and legal safeguards are essential for a successful partnership.

One factor to consider is your interest rate on the debt.

There might be some hoops to get through with conventional financing with your income situation, but if that doesn't work, you could use a debt service loan.

Also, do you have enough equity that if you sold one you could pay down most of the debt on the other 3?

If it were me, I would buy cash flowing, seller finance deals, keeping my debt to income low, low down payments and negotiate competitive terms.

Here's the breakdown of rental income and expense analysis:1.Annual Gross Income: $25,800 (Monthly rent of $2,150 x 12)2.Annual Expenses: $25,800 * 0.40 = $10,3203.Annual NOI: $25,800 - $10,320 = $15,4804.Annual Debt Service: $10,680 (Calculated previously using a mortgage calculator with a loan of $131,775, 7.25% interest, and a 30-year term)5.DSCR: $15,480 / $10,680 = 1.45 (approximately)

The fact that you think the tenant is a pain has nothing to do with how you maintain the property, you could be creating legal and maintenance problems for yourself by not taking action.