You also need to consider that at a lower percentage of money down you will be paying a Mortgage Insurance Premium or MIP. 

I am in 2 of his deals and both are not currently paying a return. 

The reason I say this is that with a 5+ unit a lender will evaluate based on NOI and a cap rate, so adding a 5th unit COULD (or could not) substantially increase the value of the building and make it worthwhile to refinance and pay off the existing loan (that is tied to the "old" quad) anyway.

It said this is pursuant to tax code section 23.55It said I can protest in next 30 days1) Does this mean we have to pay taxes and interest for prior 3 years?

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.

Long Term non-paying Tenants.

If we can't find a solution, I think she will be OK with me adding her property under my own account, and then me paying her out monthly.

Property damage, excessive wear and tear, but paying, that PM has an incentive to look the other way, don't they. 

This is the first time I have done something like this, where it was for other reasons besides not paying rent. 

Our current mortgage terms include a late fee after 5 days, so they’re already paying extra each month and have to split the total monthly payment up between 2-3 payments when they get their pay check.