The complication is I have 4 units and if I put I'll put all 4 together.

Both of these seem like ways to make a straightforward deal exponentially more complicated. 

But the stronger legal protection you want, the more complicated and expensive it gets.

its not that complicated if you know the checklist / order of operations and some of the pitfalls to watch out for.seller pays agents if there is a commission agreement in place.  

There is a somewhat complicated formula that takes into account the property type (number of bedrooms) and the local utilities and the tenant's income to then spit out a number of what that tenant is able to afford for rent and utilities combined (a maximum affordability amount). 

The equity route is a little bit more complicated and I am still learning more about it myself but I will try to do my best to explain.

This could be complicated being that there is only 1 legal unit and FHA guidelines require the purchaser to live on the property. 

Its one event after the other, and although I'm extremely grateful for the experience I am gaining managing my own property, and dealing with such a complicated tenant, I don't know what my legal options are since we cannot evict anyone until October 2021 or if i even have grounds for eviction (New Jersey).I'm 29, and The tenant likes to push boundaries to see what they can get away with. they confuse my age with lack of knowledge and seem to take advantage of the situation.

Adds a lot of complications, like if something breaks, or doing the roof, and it might limit who buys your place in the future.

After looking at Appfolio and couple of other softwares to manage my properties, I came to the conclusion that they're too over complicated for my needs.