I currently have one 12 unit building and have commitments from a couple of investors to take another one down when that time comes.

However, always be aware of your prior commitments of owner occupancy for 1 year on your current loan. 

I come to you extremely humbly and admit to being a better learner by doing than by reading and writing (its a miracle I've made it through college), though with something requiring most of our savings I want to read and hear as much as possible before committing.

They also all commit verbally and on paper(via the lease) to clean as you go.

The reason was probably because I didn't know anything and I wasn't that committed.

This means that you're committed to moving forward in a direction you determine, rather than just responding to the ideas and actions later that ultimately effects the resident and you the owner with multiple service calls.

My preference would be to go the friends and family route, but it's been a bit hard to get people to commit.

If you commit to buying it and living in it for 1 year, then you have met the requirement, so you haven't committed any fraud. 

Keep your options open, don't commit to selling in a year because your strategy for this house may change. 

This is done in order to prevent a deal from being marketed heavily by others and having multiple assignments (which is the recipe for disaster.)If you committed and signed the assignment agreement then you will have to close and then sell the asset to the buyer you have.