He asked if we would be willing to sign legal administration papers drawn up by his attorney where we would him rights to the property.

Lucky me, I'm in the 1%.I was just wondering about this very issue last evening as I was copying endless receipts in preparation for my audit next week...can I write off the cost of the paper and toner?

If they are trying to get manual signatures and paper checks then tenants will be turned off just by a bad process.   

I also love YNAB for personal budgeting and use it religiously (knowing your income/expenses to the penny is key to profitable money management), so for the past few months I've increased my savings by pretending I'm carrying a note on a BRRRR and paying money into an account as if I'm in the middle of a 6 month rehab phase.I recommend that if you haven't laid out a business plan yet, grab a pen and paper and start mapping out your goals and how you'll get there. 

If the borrower is weak on paper but states they can pay the mortgage, is this OK because of the seller not having to prove the ability to pay?

Thank you @NaDean Bowles I've been doing a ton of research in this commercial space and new rules for establishing values (differing from residential)...I'm just finding it hard to believe that NOI going from 37k/yr to 63k/yr by doing some fix up,raising rents and passing off utilities to tenants on a 635k property 5.5cap will result in a 500k bump in value($1.1mil)..sounds good on paper, I guess i'm still yet to believe it will be validated by a bank or buyer...but according to what I'm reading and learning, it should be close to that.

I figured I should look into it in general, so I want to study all there is to it.I am not into flipping or playing with papers and deals.

So to find them I just look in the paper on Thursdays.Virginia is likely somewhat different but a google search says not much:How are Virginia mortgages foreclosed?

She might be more willing when she has those $$ in her eyes and just needs that one piece of paper to make it a done deal.

So on paper, the losses on these remaining 3 could be minimal, but only time will tell.