I will also strongly encourage accessibility for pets as well. 

I’m currently doing research about up and coming areas such as this post as well as looking for local groups.

But since i rarely held more than a year all the others got paid off quickly so I did not have to do all the hidden tricks to try to fool the bank or well not fool the bank or servicer but make it harder for them to figure out I was now the owner. 

Those properties that are obviously vacant - as well as those you advertise for 'immediate occupancy' are well-known targets of squatters. 

What's the best way to navigate this situation regarding the application process as well as the lease administration?

Have multiple strategies when you're putting deals together so that if one doesn't work well, you can pivot.  

Three and four units properties tend to be slightly more investor facing, but there are still a lot of regular buyers that pick up three and four units as well.

If it would concentrate on rent collection only and do it well, it might be okay.

It can be done ethically, but you need safeguards to confirm mortgage & possibly property tax payments made on-time, as well as insurance with you protected.- Also, you need a legal way to take back the deed if buyer defaults!

I am hoping to learn more about how investors analyze their deals and make decisions, as well as looking to better understand general real estate investing.