With a 4-unit building, that’s a very high customer concentration.

Better to concentrate on decreasing expenses and saving for now. 

I was hoping that the tenant would reach out wanting to negotiate, since I only really want him out and don't think I'll actually get money from him. 

Now, I'm imaging a scenario when every one of these tenants move out that I'll be paying their entire security deposit + interest even if there are damages beyond normal wear and tear. 

Rather than concentrate on the initial cash flow, concentrate your effort on markets that have indicators of strong rent growth.  

Actual experience I'll listen to.

They want them all jammed in large apartment complexes, run by large companies, in concentrated areas, away from them.

I'll share first: I plan on spending the first bit of the year saving for my next deal--I'm looking for a SFH somewhere in the midwest to long-term rent.

I'll be specifically looking to start in the Cincinnati, Ohio and lean towards targeting buy and hold single family and potentially multi family as well.Any advice is appreciated and I look forward to connecting. 

I'll bet you a cup of coffee no one has working keys.