If they can tolerate the risk, perhaps a small % paid quarterly or a lump sum when the property is sold.

@Brent Coombs It really depends on your risk tolerance and financial goals.

Don't buy the course and minimize your emphasis on this type of approach.DO learn how to add some concessions when the seller will tolerate it. 

I think you're making yourself too busy with everything, and won't need most of that stuff for deal #1, and won't know what it is that you do need specifically until after deal #1.1) I would suggest determining how you plan to buy(cash, financed, cash w/cash out refi, HML).2) Based on 1 and personal knowledge; how much rehab can you tolerate.3) Practice the numbers; determine for "napkin math" what rent do you need for a given purchase i.e. 40k purchase needs 1k/mo rent. 4) Buy something.I think you'll find that a lot of what you are trying to plan for won't work out the way you wanted(or you'll decide that isn't really how you want it).

I know logically that staying in my current home and renting 3 of the rooms is the best bet financially but frankly the older I get the less I'm able to tolerate roommate situations. 

I wouldn't tolerate it.

I would like to have zero tolerance policies and keep me in the loop with possible issues.

Apparently the three more days were tolerable especially at that rate. 

Let them know this won't be tolerated.  

Since your family is really low-tolerance, just hire a pest guy, is my advice.