First, I would turn off my listing, you are not in a position to provide a quality experience for any guest at the moment and will run the risk of stacking up negative reviews if you continue in this state of flux.  

@Angelo Caruso my only advice is quad will obviously lower risk a little because instead of one renter, assuming you are occupying, you will have 3.

I'm not crazy about this at all, and I would only consider it if you cut them a separate check as @Mike Dorneman points out, but I would make it a net benefit to you for the extra risk involved. 

I consistently purchase homes for under 20k with rehabs from 15-25k that have ARVs of $70,000 - $110,000k Out of curiosity, how do you hedge against, and/or manage the risk of, declining population and thus housing demand in the area, as well as declining income?

Gets back to the risks and challenges sellers face going the FSBO route. 

I will make sure to run my numbers by another person with more experience to make sure I don't miss something with the numbers and put myself and my investors at risk.

If you buy in areas that have good tenant demand, buildings with value add upside potential and don't over pay so you can cash-flow, the risk is lowered. 

questions you need to know the answer to:- what is the amount you want to be earning passively from your investments - what is the desired net yield you want from investments- what areas are you buying in & why (what does the data show on area stats & demographics)- what is your strategy (BRRRR, flip, wholesale etc)- who are the people who will help you get the deals on and close them- what are the risks in your strategy and marketplace and how have you minimised/factored them in?

Why risk getting labeled by realtors and investors as the guy who does shoddy rebuilds?

I think multi-family is lower risk in general if you have a larger number of units.