How it was handled is messy, poor docs, potential fraud from owner forging end buyer signature without consent, no paydown financial logs(amortiz table) on the REC since there was no escrow company involved so the payments were going in direct to seller account who was not paying property taxes and the tenant is getting burned on this deal.(2)The contract almost non existent or sketchy at best.

I could spend all day long, so I need a system-a 5 to 10 step system if one exists. 

Also, I want to quitclaim the existing property into an LLC.

When I purchased the place one of the existing tenets have been there for 5 years. 

Then does the floor plan and site plan actually improve upon the existing or just make things worse?

It might make sense to get the rents closer to market rate and try to keep some of the existing tenants.

Since you are not transferring existing escrow to the new, they are paying it out out of "cash back funds" and then you get a refund later.

Appfolio starts with a $250 minimum and Cozy no longer exist.

Burlington/Mercer are tough for multis except Trenton, Bordentown City is virtually non-existent, Mount Holly has a few ...

Hit up local coffee shops (or find out if any exist!).