I imagine that if I was going to sell, at least these first properties, it'd be a 1031 to buy a larger one, which from my understanding you can't deduct carried over losses on since it isn't a taxable event.Thanks for any help!

I usually use 8.33 (1 month in twelve) as a benchmark when analysing a property.Given your numbers, I am also presuming that the tenants pay their own heat/utilities (save water).This will give you and operating ratio between 43.5% and 49% (which may still be light, but could be correct if tenants are carrying their own utilities)This will leave you with NOI between $3200 and $2900/mth.  

You could also do a seller carry back which may reduce your overall down payment but it will still be at least 20% of the borrowed amount and seller carry back is usually only done in commercial loans.

In my experience with multi-tenant leases for a single unit, one thing we have verified is that each individual tenant could carry the lease themselves if need be financially.

It might carry more weight if you keep it coming from others-can you get her personally involved more?

Check Shelter Insurance, which can often beat REIGuard on pricing and can carry over to rental occupancy.

You can carry on forward and hope it doesn't come back to bite you sometime in the future.

Given that I am carrying heavy debt but still holding a 600 credit score.

I devoured whatever I could find on finance, real estate, investing, tax laws, etc.I bought my beautiful condo in 2011 while rates were low, under market value and carried both properties through the recession seeing a HUGE return and everything became clear. 

Found a house where the purchase/rehab/carrying all total was about $115K (70/40 plus carrying).