However, since you live in the people's republic of California, I would highly recommend consulting an attorney before following through with anything.

Always consult with your attorney before you rely on the above information.

As is always, consult an attorney with your fact specific case.  

Always consult with your attorney before you rely on the above information.

Also, if you do decide to sell, be sure to consult with your tax adviser to avoid/delay taxable gains. 

Are there consultants thst could help me analyze properies?

In my opinion, getting these right is the primary concern.There are several ways you could structure the finances and profit split between you and your partners, and you'd probably want to consult an attorney (on the structure and terms) and CPA (on the tax implications).

Attorneys that I have consulted want $5,000...

You should consult your local landlord tenant laws to truly understand your rights and obligationsYour best option is to get month to month lease agreements drafted and give them to tenants the day you close, with your local version of 30 or 60 day notice. never give a long term agreement to tenants that you have inherited

Andrew Bowlds - Private/Hard Money Consultant