Consider all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

Many small businesses that are home based need a business mailing address and the use of meeting space and an occasional office. 

You can use a card reader on the coin-op feature to address that, but you are into micro-issues at that point that I wouldn't want to deal with.A proposal: Tenants, installing separately metered water and electric lines that I pay for, then bill you for, will cost me $5,000 (or whatever).

The discrepancy so far (5 addresses) has ranged from very little (under $10k) to as far as $100k in difference.

Will they be prepared to address retirements and disposition?

If you want me to give you a quote, I'd need to know the address, 1st lien details (type of loan, balance, interest rate), credit score, income/DTI details, and target LTV (can go up to 80% CLTV on the 4plex). 

You didn't address your need for help in the eviction case, but it appears you may need an attorney.

Take that year to gain some financial literacy and find out what types of investments you're comfortable with, and find the right people to help you invest it.BUT, if you have piles of debt that you can't keep up with, don't wait a year to address those...

Can you provide an address where you believe a refi appraisal valued a single ADU addition at the same cost as the hands off addition.  

Will they be prepared to address retirements and disposition?