CAP rate is a function of market demand and actual Net Operating Income.See if the seller will provide you with three years of Income and Expense statements. 

I have tried three property management companies so far and they have all been terrible, mostly because they are taking on too much.

It's also time to do a budget review, like phone, internet, newspaper, Medicaire supplement, prescription premiums, and other subscriptions/auto-renew payments that will show up in her bank account. 

There are a handful of others as well, i've been to three listed above and have enjoyed them.

You would have to meet the asset test AND the services requirement mentioned above (depending on whether you are in a direct or 2-tier indirect structure, which is a whole separate discussion).

All three buildings are in need of - from what I am told by listing agent - major renovations.

If it’s the latter, I would leave it as three, myself.

My Goal is to own enough real estate in three years that generates enough monthly income to pay for all of my monthly expenses.

So you could have hired a lawyer and evicted, but instead you gave them three free months before you now have to hire an attorney to evict them?

FP's refer you to someone else as our stalwart friend and freshly minted Certified Financial Planner @Scott Jensen has done three posts back.