My concern is that tenant got 3 kids and not sure where they will be after the Marshal kicks them out.

Because we came from a place of contribution and were concerned about the owner’s needs, and not just our own, we were able to acquire three properties before they hit the MLS.

Are you relying on your agent or using other methods. 

My concern is funding the IRA with 100% 401k funds. 

Unfortunately, not as much as I would like but I always push to get almost too much done.Yea, I definitely agree with your hesitancy concerning the due on sale clause.

Just develop an application process and approval method and follow it. 

I’m mostly concerned about the quality of renter and the duration I can keep them in and paying.

You stated to buy another primary would be a step down, seems that is a major concern for you and it should. 

Their spokesperson acknowledged that all of my figures were correct and the method of valuation is correct, but they couldn't sell it for that.

Another method, although this is more complicated (and I've only seen it with securities, so you might want to talk to an attorney) is dilution; namely if one partner puts in more money afterward in CAPEX, the other partner's ownership is reduced.