Even if you're planning on doing repairs, showings, leases, and all that jazz yourself, deployments are a thing and you'll want to have access to folks who can take care of things while you're away if they pop up. 

What does your lease say about running a business from the rented space?

@Thomas S.I will only speak for Texas but I assume other states are similar The new owner assumes the position of landlord in the lease at closing If the tenant is in default at closing, they are still in default after closing.

@Stone Teran  Here are a few ideas for your consideration (from a member of your target audience - an "Old Dawg"):Introduce a referral program for your existing tenants where they get a free months rent, restaurant gift cards, etc. for referred tenants who sign a one-year lease. 

Currently renting for 1 unit for $800 and the 2nd unit for $900, tenants pay all utilities except water with no leases in place.

Currently renting for 1 unit for $800 and the 2nd unit for $900, tenants pay all utilities except water with no leases in place.

Some, you have to treat them as if they were your children and just educate them, hold their hand a little bit until they get the process down packed. and if they can't then don't renew their lease/ worst case scenario evict based on failure to follow agreed upon lease/policy of the building.

Leasing fees?

The property is currently rented on a month to month lease at $650/mo.

Should I for example have a separate garage specific lease form or would a general lease for an apartment in the four unit suffice?