And even if they do, they have to be fairly motivated to be willing to do so (even if you've built rapport and all that good stuff).If they are motivated, usually that means the property needs work and they almost certainly won't lend over and above what you buy the property for.

Rent was due by 5th but no communication on late payment and is not responding to my text/emails. 

Poor communicators, poor housekeeping skills, prescription med abuse, big dogs that they couldn't properly care for, damaging, etc.

The loan is with you, not with your tenant, so none of that means anything to them - in fact because you live in one unit and it's under 4, if you were self-managing you don't even have to abide by fair housing laws (at least on the federal level). 

Currently own my first single family rental and now looking for multi family fairly new to real estate investing.

In your case, changing the property from a rental to your primary residence constitutes a change in use.The depreciation recapture will be calculated based on the fair market value of the building at the time of conversion, not including the land value.Since you're tearing down the existing structure, the entire amount of depreciation taken over the past two years will likely be recaptured, as the building's value at conversion will effectively be zero.The recaptured amount will be taxed as ordinary income, up to a maximum rate of 25% for residential rental property (Section 1250 property).

My only goal is to have all the details clearly spelled out so we can adjust price and deadlines in a fair manner as things come up. 

The CHS market is still fairly hot and active, although it has a slowed a little in recent months.

. - Florence, Lakeside, Yachats - This is fairly accessible region through Eugene and also offers spectacular landscapes and amenities.

As for rent, the three parties agree on a fair rent for the apartment and that is what you pay the partnership every month in rent.