I'm going to ride it out here for a bit on Avail because of the features I mentioned and their excellent customer service, but not driving tenants to my listings could result in thousands of dollars being left on the table. 

A lot is riding on him based on what you described. 

County records and software listings typically provide the total square footage based on documented measurements, which in this case is 1,795 sq ft.The discrepancy arises because the seller claims the downstairs, used as a business space, is also 1,700 sq ft, making the entire property 3,500 sq ft.

Now we still get 10% +++ these numbers are based on cash purchases.

They also are military (we're near a base) and we don't have any concerns about payments.  

Is this what you want to offer to your renters going forward into the future until the end of service life of these units?

Based on the information so far, I would not compensate anything at all.

Based on the information that you have provided.

FHA offers a 3.5% down payment option up to 4 units and Fannie Mae offers a 5% down option.If those down payments are too high based on the purchase price you can again, use a DPA program.

After crunching the numbers I'd be cash flowing around $600-700/month if I hire a full service manager (and this is without accounting for any repairs, which it does need).