Sure, I wo't have the same financing options, but I might be able to work with hard lenders, or perhaps eventually set up a LLC and maybe that will open up some other financing avenues. 

I know with a hard money lender, you lost good amount of profit. 

I think it’s hard to have enough cash flow to hire a full time, quality manager who actually allows you to be completely hands off when you only own one laundromat.

It will be a lot of hard work for little to no pay (or loss) until you hit a point that will be long and hard. 

and maybe you could find a realtor to do it, but that's going to be really hard too. 

The rates beat hard money and it's all online.  

It's really hard to predict where regulation will go and it is indeed one of the risk factors for all investments.

In my experience, finding cash-flowing deals on-market can be challenging here (1% rule can be hard to find) but not impossible.

You can make money there, but it's hard money, and it's not forgiving if you get it wrong.

Starting with a smaller property or a few fix-and-flip projects can help you build equity, gain credibility with lenders, and better understand the process before scaling up.Securing funding for larger projects can be challenging without prior experience, but options like hard money loans might be worth exploring.