Helps carrying costs while waitingg to sell and makes financials look better for investor buyers.

Unless you're financially prepared to deal with these issues and accept that 'once you know, you must always disclose' defects, I would move on to finding what is truly a good deal - as a good deal is only as good as its bones.  

The second habit that has helped me track my finances is that I’ve created a personal spreadsheet that I fill out at least once a month that tracks certain financial metrics I’m interested in comparing.

Review their online financials/annual statements.

Forcing the seller to sell because they initially agreed can be a recipe for disaster later.

It's really hard to give financial advice without having a full idea of what you're trying to do (fix and flip, buy and hold etc). 

I've been finishing up my Financial Planning degree at the University of Alabama.

I don't have the time or the financial means at the moment for that.

It seems like your ROI is basically the same in each option, but you are taking on a much bigger project to convert a single family to a four-family.So basic calculations, since we don't have a full financial picture, i.e. what does financing of each look like?  

Long story short, I am in a bad financial condition as of recently.