I would also feel horrible if anything happened from a safety standpoint. 

The 30year term puts the mortgage would put the cost just below 3 units rented but the 20 year is more, I would be losing money until that unit is rented, I fell like ghe 30year lower payment is my margin of safety.

Add 15% to the budget as a safety net.

This is because I like the safety of a 30 year fixed rate loans.  

I hate to say it, but do the bare minimum to keep it rentable which is fix safety hazards.

It's tempting to have the safety net of rolling all that cash over into a Roth.

We strongly advise against the Kwikset Smartkey, while they are easy to rekey, we found they pose a safety risk due to the ease of being able to pick the locks.

Contract every broker and you will get different listings and more choices.A higher number of units always gives you more cashflow plus a safety net for when 1 or 2 tenants move out and you still have cashflow to pay the mortgage.The more patience you have the more money you will earn.

If you want a safety net you can look for flips that meet the 1% rule of rental income to purchase price (e.g. $100k property should rent for $1k).

Unfortunately, the police will not get involved - you will have to go the eviction route naming the tenants and all "John Does" living on the property and only have you get the eviction order, will the sheriff get involved to help with the lock out - the process takes time and especially with Covid, tenants have a lot of safety nets.