SDIRA monthly Cash flow: $920 which include PM fees and have sufficient reserves for CAP X, and etc.

Keep in mind also the FHA self sufficiency test for 3-4 unit properties.

(real case)But I'll take any day someone who filed bankruptcy for medical bills - people not going to die because they were not able to pay $100K for a surgery.That's why I meet every tenant and talk to them about everything: job, family, dogs, weather.....lolI want to get their character and life in general.I almost took application from a woman - she was nice and sweet and her income was sufficient with no evictions etc.

I also primarily target retirees and seniors.I usually advertise 2 months ahead of a vacancy allowing applicants sufficient time to give notice to their landlords.

Do they have sufficient reserves? 

If you do not have capital nor experience, but sufficient ambition, a path may be to find a successful investor in your area and see if you can trade labour/skills for the opportunity to be an understudy.

Being notary public should be sufficient if this is profitable activity, you can also use your real estate agent activity once you get your license. 

You invest under your own name and carry sufficient insurance.

Both small units have wall HVACs (Is that sufficient for heating/cooling?)

An HVAC system that provides sufficient air movement is your best bet, especially with a dehumidifier built in.