I'm currently evaluating a property under escrow and gathering more details.

In general, I found that when you do this as a "homeowner" people are more likely to try to haggle with you over pricing unfortunately.

It’s great that you’ve already started practicing with NOI and cap rates for evaluating properties, but you're right that smaller properties, like quadplexes or less, are often valued differently.For residential properties with four units or fewer, the market tends to focus more on comparable sales in the area rather than purely relying on income calculations like cap rate.

There will be a lot of people without a place to live . 

be careful of those offering to do these deals and wanting commitment money up front 95% of those will be fakes and will just steal your money.. you have to realize that gap funding behind HML is by far the most risky loan anyone can make in real estate .. so u may not have many if any takers on this unless your offering a big equity upside bonus and more of a partnership.

More than happy to assist further if you have any other questions!

Long term I'd like to have more in the Poconos due to my familiarity to the area as I grew up there.

There are a lot better options out there.  

I have listened to many podcasts, networked quite a bit, and read a ton of articles - but at this point I am just overwhelmed/lost with what is the best route to go down today with the way the market is to cash flow because there are so many creative ideas out there.

I would charge the tenant as it sounds like more than what might be considered normal holes in the walls.