There is a reason the seller is selling a property that is producing positive cash flow.  

It shouldn't be your job to manage that process, especially if the seller can't produce lease agreements. 

Then again, the negotiator may not produce it without a fee agreement.  

this will be my first investment purchase, and i cautious about following the correct procedures and due diligence. 

You can negotiate that payoff.Next, audit the file, if you have records of payments made then produce them and come to a correct payoff.

Produce yourself a fancy dancy assignment agreement and you're all set!

My ultimate goal is to own multi unit properties as a way to produce income.

Your buying an income producing asset, so count on the income.

I would contact a Realtor or since I am a Broker in Austin and have MLS access you can message me and I will give you an idea of what it is worthThe Austin market is very hot right now and if I were you I would seriously consider taking advantage of the hot market and purchase an income producing property closer to home

I just don't want to get in trouble with the city or codes for not following proper procedures.