Literally, leaving the first/current mortgage untouched, but lending me xxx amount on the side at 5% and 15-30 years fixed rate. 

It is good to have tenants pay for their utilities as they may care more about waste but all things being equal - a tenant is only going to pay $XXX a month for rent. 

Some brands have additional charges, often $xxx per room per month for marketing. 

IF you have a mortgage that is $xxx, remember that by you paying it off sooner will only save you the monthly payments.Example:  $350 mortgage + a $70k pay off probably wouldn't be the best use of $70k. 

I would like to put xxx% down.

So, I would post a pay or quit notice with a short letter inserted at the beginning stating that I took ownership on a certain date and that rent of $XXX is due beginning from that date.

The notice was basically a pay or quit notice, but at the beginning of it, it explained how I had taken ownership and that the occupier owed me $XXX rent from that date.

Put wording in it that after the one-year period she can renew at $xxx and just know going into it that she won't be able to afford this. 30-days prior to the end of the lease (or whatever CA requires for notice) give her notice to vacate and (assuming she doesn't fight it) she's out and you can get new renters in.

When we get to the loan documents, he proceeds to sign exactly: First name, Last Name "Without Prejudice" UCC 1-308, 1-207 Accepted for Value X/XX/20XX. 

I am purchasing a 4 unit with a monthly rental income of $XXX.