After that 90 days the lease would become long term automatically or they would be offered a yearly lease.

I would never want to own a house out of my area where I need to pay a property manager and where I don't have 100% control of all facets of renting and controlling my expenses.The advantage to owning a 4-plex is when you increase the rents every year you automatically increase the value of the property and you cannot increase the value of a single-family home when you increase the rent.

While my bookkeeper keeps very good books, she doesn’t have a method for automatically spitting out these numbers.

Generally, with the exception of pure luck, purchasing no less than a 4-unit property will out-produce a single-family for profit every time because when you increase the rents for a 4-unit property every year by only $40 per unit you automatically increase the value of the property in accordance with the 'Rule of Thumb Gross Multiplier' by $28,800 every year as in this math $40 x 4 x 12 x 15 = $28,800 increase value every year and in 10 years you profit $288,000 plus all your regular cashflow and your total profit could possibly exceed $320,000 to $340,000.I always see 4-unit properties for about the same price as a single-family home. 

The eviction process can be started the first day after termination, so start preparing for it now by collecting documentation, tenant information, dates, times, etc.if you file for eviction and the tenant doesn't show up, that's usually an automatic win for you.

Buying something that will automatically put you in the red is not a good idea.  

The fact that they want to wear masks does not automatically make them be difficult people.

@Bill Brandt my account said that the 1.5 years that we lived in the property are actually prorated and that we would automatically be exempt $5,000.

And 2) for potential residents comparing my unit to other units with same bed/bath count and sq footage I will automatically look like a much higher price especially if people are just browsing and not reading the description. 

If so you should be able to borrow from that and the repayments will be automatically deducted weekly from your payroll check.