Warren Buffett has a rule 1 of investing, which is "don't lose money

I assume you are probably losing a few of those bedrooms for living rooms, kitchens,  hallways, stairways etc. if converted from 2 to 3 units.  

In ID I dont believe there is any high balance FHA limits that I know of (Coeur D'Alene, ID).Then again I dont think you need high balance limits anyway as the regular limits of FHA 4 unit property are well in excess of 1.4M and Im pretty sure the fourplexes in CDA arent that high unless you've found a unique Specimen of a fourplex house hack strategy.

There are drops in other areas including big cities and rural areas and areas that are losing population. 

Good quality of life, good potential for appreciation over time, and an area that is unlikely to lose its draw for young professionals and college students for future tenants.

Quote from @Charlie MacPherson: They seem like the textbook definition of time wasters and as an agent, time is your most precious resource.Unless they want to pay you a strong hourly rate for submitting - and let's call them what they are - garbage offers, tell them to lose your number.I am very tempted.

The man selling said he knows he will lose money on the deal as the property already appraised for $560,000 but would love to get a young investor like myself into the game since his son did not end up sticking with it.

Hey @Kyle Jacques, so leaving Evolve does mean, like @Patricia Andriolo-Bull said, you lose the account and will have to start from scratch.

You should only consider switching when your current software has a significant flaw or lacks features that force you to spend excessive time on workarounds.

These are the options I'm currently exploring:Do the proper notice on the 3 month to month units and stagger the increases, starting asap, so I only risk losing one tenant at a time.