What they are bringing in vs what the properties are worth likely means you could put that money in a high yield savings account, reduce the risk and probably get as much in interest as you net with the rentals.

If the property can be sold with conventional financing I am on the other side of things (and the minority) they seller financing is a bad idea due to the risk and the returns especially when considering tax ramifications The idea behind it would be that I sell using seller financing to continue to cash flow each month at a high effective rate with the amortization schedule and put a balloon after 7 years so that I can collect the full amount once the effective rate in the amortization schedule starts to balance out and not be so lucrative in my favor.I’d love to hear more of your opinion on that idea! 

Do you have websites or tools to analyze my market?

If the grass is too high, or any other CCR violation, the person on title will be notified.

I've notified the HOA because roofing is under their responsibility but - I highly doubt it gets taken care of soon enough.Does anyone know - can I buy an umbrella policy even though 1 of my units has no homeowners or rental insurance on it? 

If so you can look into Cash Re-Fi (not as popular these days with high rates) OR look into Home Equity Loan / Home Equity Line of Credit.

Purchase price: $580,000 Cash invested: $75,000 Townhome in the highly desierd Rosemont area.

Replacement Cost:  the cost to rebuild the structure from the foundation up with the same kind and quality. 

I have a strong conviction this area will turn around in 5,10, maybe 15 years and soon become highly desirable.

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.