Apologies if I missed prior posts asking the same thingI want to take advantage of the low down payment requirement however need to find a lender supporting this loan type.Can you please provide any recommended lenders for Homestyle loans (or even 203k) that serve DFW? 

In the meantime, focus on building your credit, saving for a down payment, and soaking up as much knowledge as you can.

Some people make 4x the rent but squander their income on eating out, drinking, car payments, etc.

Short of selling my entire portfolio, the liquid capital for the down-payment remains unattainable. 

What would be the best course of action to sue them for non-payment? 

Since unless there is non payment an eviction will be tough, either way I want them both out  IF you really want them out - which I think is the right solution - then you will lose some money, it's just inevitable.

If you want to put down a low down payment, you might not cash flow for a few years.And FHA for 3-4 units is almost impossible.

Given today’s interest rates, a highly-leveraged arrangement (where you’re putting 3% or 5% down) probably isn’t going to generate any cash flow, so unless you’re comfortable with injecting money into the deal every month, I’d recommend accumulating more cash before you start investing.Generally speaking, a good place to begin is when you have enough for a 20% down payment, closing costs, and 3 to 6 months of reserves.

Payments stay lower, cashflow better and it'll boost your balance sheet not to mention lower risk when things go awry. 

It looks like according to the county site (sbcounty.gov) they require all renter payment go to the active owner.