@Tony Sepassi  As mentioned, typically when you see people doing deal after deal in quick succession it is because they have a lot of cash socked away ready to deploy, not because they found some super rockstar deal that allowed them enough cash flow to save for the next one that quickly, although there are some great deals out there.As mentioned, my preference on deals are the value add deals where you may buy at a 5-6% cap rate (although that is very thin for anything that can't support on site, full time manager/maintenance personnel), but have the opportunity to raise rents and receive a 30% ROI on unit renovations, so typically 150-200/mo per unit.Most people going after 3-10 unit buildings do not seem to know the first thing about underwriting, or could care less about their return on investment. 

Greater consumer protection has been achieved by Property Code Section 5.061, the SAFE Act, and Dodd-Frank, but these measures have also had the effect of raising closing costs, particularly if an RMLO intermediary agent is involved.

I raised 100% investor money from friends & family.

For starters the only person you need to worry about is the property owner of the land in question.If I was your neighbor, I would be raising a stink too.The reason is because of a thing called adverse possession, which basically allows someone to claim title to another persons land if they use it long enough without objection.Easement agreements are written for this reason, as it allows a neighbor to encroach while preserving property rights.Maybe the solution in this case will be an easement agreement.

Typically a raise to market rent (for the condition of Unit as is) and they will then either move out or sign onto my lease process.

Go MTM and raise the rent.

Mary, have you ever had to raise capital to purchase an underperforming property like this?

As it seems you will be raising money and then need to decide are you doing 506b or 506c.

I am just finding this out now because we are receiving a new tax bill which has done an assessment on the property and raised the taxes!

Go to the BiggerPockets bookstore and buy "Raising Private Capital" by Matt Faircloth or look for "The Best Ever Apartment Syndication Book" by Joe Fairless.