I am sure this story is not unique, I am pretty sure in almost all countries this story is repeated in history since the babylion.

I currently have my books done in QuickBooks, maybe switching to a more formal accounting system soon as my partner and me are starting a tax and accounting division of our real estate business

Try to be polite about this unless you don't care if they stay or not.Regarding finding a lease, each state's requirements are unique, so google accordingly and put together a lease you like.

What is uniquely different about 4 families?

If so do you think it’s unique to your market?

Individual states and counties have their own unique rules and regulations, with some requiring a 3-day eviction notice to tenants and some requiring a 30-day notice.

@Derek Cheng, Every property in every geography at every stage of a market cycle will be unique. 

If I had to guess, I would say the seller of the first property simply needed to sell fast and cheap for some type of unique circumstance (avoid foreclosure, need to pay medical bills, etc.)Whether this makes it a good deal is another conversation.

Killeen has unique opportunities because of FT Hood.

I've tried researching the topic online, but our situation seems to be somewhat unique.