But it could also be a coffee shop or an etsy store and the cash flow goes into real estate.

the one situation we do face is sometimes they just leave and go home with no notice..  

Good luck with your situation. 

Quote from @Vince Scipione: Standard would be an FHA loan for your situation more than likely.

Premiums in Iowa, Minnesota, Montana, Utah, and Washington jumped by more than 20 percent.The insurance situation is especially serious in California and Florida.In 2023, around 7 percent of realtors saw deals fall through due to insurance issues, with the share jumping to 13 percent last year as of October, according the California Association of Realtors.

They aren't going to magically improve and start abiding by the lease terms but I think there is definitely a possibility that the situation gets worse.I think that's a good point.

This question never has a "best" answer, only best for your situation!

I have been listening to the podcasts for years and have finally gotten serious about making this move to better my families situation. 

Keep us posted on how that situation goes for you.

I think Collin is being a little tongue in cheek with the Boone's Farm comment.I work with a local, large wine store, wait for their semi-annual sales when they compound discounts and buy 2 cases of each (white & red) for the largest discount.Basically I'm setting out wine that retails for $11-12-13 that I have paid $7-8 a bottle.