In addition, doing fewer deals than that will most likely mean that they don't have a legit team of pros to back you- PM, GC, Plumber, lender, etc- if they aren't feeding them constant business, those contractors won't drop their current jobs to help you in an emergency. 

Guys, any sites or lists to find an SBA loan broker to help me with the possible purchase of a business?

If you decide to go this route, you could inform the tenants that they will be responsible for a separate monthly utilities charge in addition to their rent.

Do they charge any fees in addition to their asking price for properties?

Here’s the quick-and-dirty lowdown to get you started:1️⃣ Where to Look:LoopNet & Crexi: Good for commercial deals, though the best ones go fast.MLS (Multiple Listing Service): Access through a realtor for hidden gems.Auction Sites: Think Auction.com or HUD homes for distressed properties.Direct Mail Campaigns: Target landlords with older properties (especially those with code violations).2️⃣ Systems for Finding Deals (Step-by-Step):Set Your Criteria: Market, budget, unit count, rehab level.Build a Deal Funnel: Use LoopNet, Crexi, wholesalers, auctions, and brokers.Analyze Quickly: Use a property calculator to see if it cash flows.Direct Outreach: Contact sellers or property managers directly.Get Your Network Tight: Property managers, realtors, contractors—they’ll drop the best leads.3️⃣ What Makes a Good Deal:Cash Flow Positive from Day 1.Below Market Value (usually needs rehab).Upside Potential: Think rent increases, better management, or refinancing options.4️⃣ How to Become the Better/Best:Study the Market Like a Hawk.

Additionally, the price was initially listed at $795,000 and is now down to $645,000.

What do you mean by the additional $18/sq design fee was not included? 

Also make sure your GC and all subs list you as additional insured on their policies.

ADUs additions in single family zoned areas add less value than the hands off cost of the ADU addition.  

Do you intend to purchase additional properties?