Have horrible credit but have a great history of paying the rent, then maybe I make an exception...... significant criminal record does not get a "pass"...... you're gone.The fact that its 10 months would make me lean towards setting the playing field but ride it out with this guy....run the background checks etc on ALL the current tenants....then come up with the plan on when to notify anyone that you are not renewing.

@Anna BuffkinGeez I would have just set poison out in secluded areas that they hide in and saved all that time and trouble .

I'd definitely increase the vacancy to at least 8% as that would get you close to one month's rent set aside each year (1/12 = 8.333333%).

I joined the real estate club at school and plan to set up a meeting with the head of the real estate department in hopes to establish connections that way.

I know CIREA has a couple of real estate attorneys who set aside time to review self-made contracts for members, and I assume they likely offer pre-approved contracts for a small fee.  

Your QI set this up as two exchanges yet you are buying the properties together??? 

Tenant and SFH resale do not go hand in hand.Your best option is to set it up now for tenants as I suggest and then do another reno to upgrade for sale.....possibly stone, hardwood and tile to maximise profits when you sell assuming they are appropriate for your market.

The feeling of trust caused me to talk myself into justifying only drive by inspections, which appeared to pass, aside from a piece of garbage in the lawn here and there. 

Sadly, the excellent attorney who set up dad's trust, retired years ago; I've been trying to find another near us without success. 

or cash.. and scoop the deals when and if that time comes around again. but I think its fair to say 08 to 2012 was a very unique set of circumstances and other than a one horse town or one mill town or one main manufacturing town.. were the mill or plant closes and real estate tumbles.. we just never saw such a wide spread loss of values..