People here on the South Shore do it frequently and often have multiple takers.

They have more skin in the game then you do.Make sure you get clear title.

Tenant-does this operator/franchisee have multiple locations or just this one, is it personally guaranteed?

If your state, has provision for Series LLCs, maybe that is a better option than having multiple LLCs. 

I'm setting up a single-family residence for multiple living units.

I know that having multiple properties through financing has it's benefits in a normal scenario but from what I've read I could have some issues with UBIT if I do that since I'd be using a self directed IRA.So having said all this does it make sense to move my money out of Betterment and use it for rental property investing?

The tenant has violated multiple terms of the lease right at the end of May. 

Myself and a couple family members are looking to get into multi family rentals. We have experience with single family homes. We are leaning toward 4 plex's. I would rather put 20-25% down on a couple but other family...

Do you have any advice from experience on how to get leads for motivated sellers in area's without having to physically drive there multiple times a week?

We do have multiple properties and we do have equity.