Here is the scenerio:3-unit investment property worth $2m.

If other units at your price point have just hookups you will be fine with just hookups. 

We also updated the entire flooring, renovated the kitchen with new appliances, overhauled both bathrooms, and added new washer and dryer units.

Is it realistic to ask for and expect to get at least 2 landlord references and 2 tenant references (current clients) if I am a " small time" landlord with one property, not multiple units?

My biggest client today is a seller I didn’t even represent during his sale of a 24-unit building—he had another agent.

I started off with house hacking a duplex in Malden a few years back and have been able to acquire 14 more units since then.

This criteria is for 1-4 and 5-8 unit programs.

The primary issue is that building small unit in a single count is some of the most expensive development.In addition, in most jurisdictions the primary unit will become rent controlled (assuming more than 15 years old).  

Did the son in one of your 4 units declare bankruptcy?

Am I correct in thinking that with the two units vacating soon, the property will be entirely vacant in 2 months if you also move out?