So I'll get it up to $2100 minimum for the three units while living in one (basically that would cash flow me 300 plus the rent I am currently wasting) also I plan to rent out the other room of the unit I'll be living in for an additional 400.

You may not get to live completely "rent-free", but the idea is to be able to acquire property that will cash-flow when you move out & minimize your living expenses in the meantime.  

So here's my primary dilemma right now - we have good credit, and solid incomes (above average for the area) - is there a traditional financing option for me that requires a minimal down payment for multifamily investment properties?  

Renters will be hard on your home, so upgrading to the picture you posted will only be a waste of money.

It is a waste of your time to try and accommodate existing tenants and will probably not work out.

Because they didn't have the drive within themselves, they couldn't find a way to put minimal work in and expect huge results.

12:01 AM on the second of the month is TOOOOOOOOOO late.Grace periods, late fees warnings are all a waste of time.

Daddy is not on the lease and has no rights, do not communicate with him at all.You are wasting your time and money chasing fictitious problems.

You would be surprised and some of the returns you can achieve with a minimal upfront investment.

Our time is being wasted in drive time and it means really long days with no time with the family.