.- the condensation on the walls or windows is primarily due to inadequate insulation and dew point problems caused by cyclical air temperature changes in the home.These problems can be solved with the installation of a proper dehumidifier, improvements to insulation and properly utilized vapor barriers, increased air circulation through the use of ceiling fans, proper furniture placement (not right up against exterior walls), etc.

Also one of the tiles at the front door has a crack if you could maybe replace it or all of them that would be really nice.

ONLY one person should ever have responsibility for communication with the tenant, and nothing should ever be just oral without written follow up.

Because these four properties are so close together, it is smarter to cover them under a "blanket policy" because 1) it doesn't cost me any more money each month to pay the premiums (doesn't save me any on the premiums either, lol), 2) I can still budget them month to month without any penalty to break the payments down (eg. no $2 charge or other service fee) just like escrowing the money, and 3) if an event occurs and I need to make a claim, whether on one or all four residences, I just pay the deductible one time instead of for each property ($1000 x 4).

During that conversation he said 95% of people spend most or all of their paychecks, whether they make 50K or 500K.

And nobody on the board has to know a darn thing about managing property, or all that money... 

I've been looking for a club but I never considered going to more than one [or all] of them in my area, that is a valuable insight.

The statute of limitations in small claims cases varies from two years (for breach of an oral agreement) up to four years (for breach of a written contract, like a lease).Lastly, even if you decide not to go through with a small claims case, I would suggest you at least consider reporting their debt to the credit bureaus through a company like one of these: Mr Landlord Debt Reporting Service or Rent Recovery Service. 

Most aren't, in the sense that you can get most or all of that information for free.

Are you doing sb2's then taking part or all of a down payment?