If they aren't interested in a better unit, then I would respectfully ask them to start looking for another place to live.  

In my head I'd want to buy a property cash or creative terms with a private money partner for the home and maybe a 2nd partner for the furnishing and start-up funding.

People, particularly amateurs just starting out, tend to focus too much on big tools.

I have a few Ltr's but looking to dip into str's starting in my home state.

If there are roof issues, trees over hanging the roof, debris in the yard or whatever client's are getting non-renewal notices.The vast majority of insurance carriers are unprofitable or have just now started to return to profitability from several bad years.

Selling them together at a 9% cap rate would likely be successful as 8 units are unusual and the price point ($775,000) makes them accessible and unique for someone with a smaller amount who is getting started in bigger buildings What made you interested in investing in this type of deal?

Selling them together at a 9% cap rate would likely be successful as 8 units are unusual and the price point ($775,000) makes them accessible and unique for someone with a smaller amount who is getting started in bigger buildings.

Search Payment Standards in NJ or your area as a starting point. 

I have begun reading books and articles  trying to educate myself before I start this journey. 

You want to buy more rentals, so why not use the money to get started on that sooner rather than later?