Nathan is right on in getting everything in writing as it should minimize the superfluous complaints.

I run my background check and have minimal downtime.

I'm trying to find a strategy to grow minimizing stress and personal time.

Unless the cost is minimal and you already have plumbing and lines, electric, ventilation, etc. not sure it's worth the extra cost. 

A JV offer if the house needs minimal cosmetic rehab but seller doesnt have the money to do the work.

I was thinking about starting with something less expensive to minimize risk and loss.

If you can do some of the work yourself, you can minimize your expenses while the tenants in the other unit(s) pay your mortgage.

Most MLS listings also state "independently verify" so they are at least minimally covered by errors in the listing. 

I would need to refinance with a cash-out to keep afloat, but now trying to decide on some options of potentially have to pay capital gains taxes with a later sale, or just hold on and keep getting minimal profit?

And many of the homes have had minimal updates since then.