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

The properties we operate are all in Indiana. 

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

One workaround could be keeping a separate spreadsheet to track your adjusted tax basis accurately and only using Stessa for operational insights.You could also reach out to a cpa and see if they have a specific recommendation for software to use.  

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

Quote from @Erick Pena: A "good" rental property is one that covers all expenses (mortgage, taxes, insurance, maintenance, property management fees, and any other costs) and still leave a surplus (commonly referred to as cash flow).Calculate cash flow as: Cash Flow = Rental Income − Operating Expenses − DebtThere's much more to it, but that's the basic idea.

I was conducting an extremely seasonal business and after 8 years of operation the business was insolvent. 

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

Currently, I am self managing all the operations.

The issue is: can the operator survive to that "long term".