In my personal opinion as a landlord (I am not an attorney, this is not legal advice, consult an attorney in your state).Your lease should include wording of any modifications must have owner's written approval prior to any work authorized and who pays for such work. 

Deeds and chain of title is just one part of public recording, and blockchain for other vital records doesn't fit well.

A few modifications, adding different systems, operations, and management, and they'll be seeing huge returns soon.

Dig in and figure out what terms work for you that will tickle the sellers fancy, and then offer modifications of the other factors that may be less important (like interest rate, amortization, duration of Interest Only portion, balloon term, etc).As an example, if a seller wants $500k for a home and I can offer him $500k or $510k with seller carry on a 3-year I/O loan that balloons then, then what the seller sees here is primarily "I get my price and I'll have all the money within 3 years." 

If you are going to sell it occupied, it's vital that your lease is excellent, you are screening thoroughly and charging market rates.

For someone that's willing to make constant modifications to their portfolio both approaches integrated with one another are helpful.As for the you get what you pay for approach- you and I both know this is an oversimplification.

It's so vital to spend a few $$ and meet the team/ see the properties they try and market before jumping in.

It seems to me that you are vital in this transaction and should be working with both parties.

Since it is an ADU on the property and none of the utilities are separated I was planning to keep all utilities in my name and a fixed rate into the rent.Thanks Yes, you can use the bigger pockets lease agreement and just make them modification regarding the utilities.

@Nicole Vincent I made some modifications to our Personal SFH long-term rental spreadsheet to help us determine projected “average” monthly cash flow and expenses.