Depending on where you are purchasing and other criteria, you could use a USDA loan and do 0% down.Lastly, major banks aren't the best choice, necessarily, for loans anymore. 

If you can help me out, I know it will be a mutually beneficial arrangement.  

I’m hoping to be able to explain that seller financing is not only beneficial from a total return amount but also from a tax perspective (maybe it is not)?

Or UPS that costs more, but may be more beneficial for traffic and building future value?

Create one multi-member (e.g. husband and wife) Wyoming LLC as the Holding Company (tax filing entity) that has beneficial interest in the other two Wyoming LLCs. 

Good choice!

It cost nothing to set up  and there are a couple of choices on interest rate locks.  

If nobody fesses up, you have no choice but to charge it to all four units equally or maybe split it based on the number of occupants per unit.I would also try to track down the culprits.

If you bring them value- perhaps in the form of a good deal- then this is a way for you to find a partner and make it mutually beneficial. 

But today, you have a considerable amount of equity built in paydown and appreciation to access, and you can use that equity to improve the current house and purchase more.Many people find suitable alternatives to manage a handful of properties from a distance, so even if you move eight hours away, you can do most of the managing yourself by building relationships with contractors and real estate agents, paying a small fee for them to help as need requires.Only sell if you know the choice is mathematically correct, rationally made, and leads to more property acquisition now.