Here's what we do for your reference:Employer & Income Verification via paystubs (or tax returns) and phone call.Landlord verification via callCredit and background checkPictures of all petsCopy of drivers licenseNo evictions or broken leaseThat usually weens out the bad apples. 

It’s obviously livable since they have tenants in all 4 units so it can’t be that bad I guess?

Quote from @Daniele Evans: Five years later it's just as bad. 

That being said the options you listed seem pretty bad.

Would it be a bad investment if it was still negative $6k/month?

PPL got really bad in the past year. 

Quote from @Chris Seveney: Quote from @Kelly Beck: Has anyone had good/bad experience with selling notes on either of these platforms?

Main risk is rehab going over or low appraisal so make sure you do the current due diligence. 1 is not a bad thing but a slower way to go. 

Do they have a bad reputation?

One bad lease can cost you way more than a good setup does.