We decide the property should appraise for $250,000 once we finish the Rehab.  

TL;DR: Looking for a financial analyst/planner to help me with quantitative tradeoff analysis to help me decide whether I should sell (some subset of) my 5 rental properties so I can afford to purchase a single family home and stop "throwing away" ~4K/month on rent.

I decided to take an online course to meet the pre-reqs for my RE license.  

I had an opportunity a few months ago to live for free, which I decided to take advantage of.

Did you decide to do the program?

I want to see everything that hits and be the one deciding what's worth it to look at, not them.Even if she's not representing them, I'm sure she'd get a commission representing you, so she's still vested. 

He could make a will (which he should be doing anyways) and decide in his will whom will inherit the house.

What I learned when I bought: (1) I had mice; (2) lease violated almost every law in Ohio; (3) rent was not "late" until the 15th of the month; (4) gutters were installed wrong and front porch roof was damaged; and (5) the bottom tenants decided they didn't like the house and were not going to pay rent. 

Please plan your move according and if you decide to move out earlier that’s ok with me too.

The economy of scale for 4 vs 6 unit is realized primarily in the exterior paint and roof costs per door, which admittedly may be significant, but probably not a deciding factor.Hope that helps!