It’s a well oiled operation to collect money then give you vague updates and excuses.

In our area, it is rare to find a gas station where the real estate is owned by the operator.

Hey Dan, renting to a sober living operator can be a great idea.

How about using SDIRAs not to hold assets but to operate businesses?

Don't operate under the, "we get along and can figure it out" mindset. 

Most people don't know how to use a wood burning fireplace correctly - operating the damper, not closing the damper until the fire is completely out, going to sleep with the fire or coals still burning. 

Im a medium sized operator - 46 units- and my typical deal has an ARV from 200 to 230 when its finished.

She also mentioned that they’ve been in real estate since 2006 and have managed over 30 properties (though this is more of a side business for them), which suggests a mom-and-pop operation.

We have a RE attorney & mortgage broker to make sure our operation is legal & compliant.

You could form an LLC and have the operating agreement that allows your boss to require you to purchase his membership interest (or allow you to purchase his) in a given time frame.