He seems a little desperate and kinda bugging me with over friendliness which I imagine is because of his physical challenges, I'm guessing but he seems friendly and skilled enough and we'd be working together replacing doors and refinishing/painting that formica covered composite wood stuff the boxes are made of and replacing the (horizontal) particle board.

If and when the economy corrects many smaller tenants will likely go bust (I'm not in this space but it feels like sound rationale).In a correction people will cut back across the board but the last thing to go is food and shelter so I see MF as a much safer investment. 

Here is one key statement you have made.

They are not likely to take cash for keys (but will try). 

Communication is the key here you’ve stated your trying to be accommodating which shows your compassion and that’s admirable because that’s one of the you’ll be judge on when your days are up.

In listening to podcasts of the folks who've been around and seeing what they say when posting, they've all been great at building relationships with key people, fostering those relationships and to be frank, they have no GAIN by spending time on the forum helping us new folks, but they do. 

Other times I've started the process, but I got my payment or keys before this point.  

Only thing beyond that would be the Realtor board fee and whatever I spend on marketing myself.

Once we have an agreement, I the status is changed (manually or through automated triggers) and the on-boarding process begins where we schedule an inspection, sign the electronic contract, schedule closing etc... all done in sequence with automations. 5.

Make sure you set up your key word alerts so you can stay connected to what's going on around town.