Since I'm an unlicensed (planning to get licensed in future) what is the best legal advice on tips so I don't make any mistakes starting out. 

Gives you leverage to ask for higher rent / deposit (check your state land lord / tenant law). worst case tenant goes default, just evict and try again. comes with the game.

Not your best option, but making a lease of your own would be a big mistake in my opinion.

I believe given we are just coming out of winter season here in Phoenix, if you have tenants in all 4 units I would treat the current tenants with kid gloves.. all except the worst one.

Over the years, I have watched a number of people whose early mistakes caught up to them.

With the amount of legal work provided, it would not be the worst idea to maybe partner with an attorney on something like this.

SFR property bought turnkey, currently there are foundation issues (newbie mistake, bought at peak of market without an inspection done).

Property managers are always getting thrown under the bus by owners but if you think about it they have the worst job in the world.

ALMOST everyone I try and talk with about it wants to tell me “how risky it is” and that “I’m making a mistake”.

I think because Im keenly aware of all the weird local laws where I regularly do business, that I dont want to make some simple mistake that might cost me $25k where I don't know the laws, that makes me more willing to hire other agents.