I plan on taking this option and using the rental income to offset what they would be contributing.By having my realtors license I estimate I will save 2-3% on properties and aim for a few more percents toward closing costs so I only need to pay 20% out of pocket for down payments.

How much positive cash flow do you make per investment property per month in dollar amount?

So with the total rental income from the other three units are $750 + $750 + $650 = $2150 per month, which more than covers my PITI payments.  

Most people want atleast 100$ per door / unit per month .

The less pressure with CAM per sq ft above  base rent especially for mom and pop to regional tenants versus national the better.

That's my two cents.

I'm running the numbers on how much I need to tuck away per month to be ready for "X" down the road (roof, major paint jobs, ACs...).

Want to sell the car and downgrade with the payment of $730 per month but I owe $7k more than what the car is worth.

Per the rental income I was thinking of it towards like the AirBnB aspect of it and being able to deduct utilities per square footage that's occupied by tenant.

I think even if you were getting $650 per unit  you're still well under the 2% rule.