As our children have gotten older and become more active in various sports we have found that we are not able to meet the needs of our tenants in a timely manner.

Any damage due to or associated with the installation or use of a water filled furniture or bedding will be restored in full at the expense of the lessee.

How can someone avoid probate and the due on sale clauses when passing 1-4 unit investment properties to children?  

I am unaware of any legal argument that you can make to make one person responsible for another persons actions outside their control unless it's their children.

Please don't tell me to consult a lawyer; that's why I'm asking it here.A mother and her 2 children signed a lease.  2 years later, the mom died.  

Will you be able to remind yourself that "it's good debt because it got me into the industry" when you're 40 and worrying about funding your children's education so they don't have to take on the same debt burden?

Until Sandy hit, power went out, basement got completely flooded and ruined my furniture.

After purchase I was surprised to find out 2 of the 3 were the previous owners children(Different last names), and the 3rd tenant was a crack head who was ALWAYS late on rent(also not disclosed)...

Once you have a family and want to spend time with your children you likely do not want to be located that near the tenants. 

For example, homeowner dies and has no spouse or children or living parents, but there are siblings.