Unless you're financially prepared to deal with these issues and accept that 'once you know, you must always disclose' defects, I would move on to finding what is truly a good deal - as a good deal is only as good as its bones.  

They are all on a month to month agreement and have all been there a year or more.

@Max Dauer just remember that even tho you may only spend a few hours a week actually working on them or dealing with guests, you are always on call.

I recommend going to deals analysis and posting the projected numbers along with your overall experience and let people comment that way.

I am reviewing the spreadsheet on bigger pockets on how to pick a market to start investing.  

I recently read multifamily millionaire but he doesn't really describe how to run comps on small multifamily other that ask an agent/or BPO's.

If your rate is low on the 5 unit, I might consider the possibility of a line of credit for my equity instead of an entire new mortgage.  

It all depends on what your goals are. 

A lot of folks don't take the time to educate themselves on how to do that. 

I have been doing the anakysis on several rental properties and saving the results.