My job every month is to operate with as little $ as possible in banks that pay nothing, getting every dollar possible into my money market accts earning 4%+.

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.

It's the lenders who usually require that the property is listed under an entity, depending on the state that they operate on.

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.  

Our growth has been entirely organic, driven by word-of-mouth referrals, but we’re now looking to expand our reach to new investors who might be interested in our offerings.I’ve seen and heard a lot about lead magnets (e.g., signing up for an eBook in exchange for an email address) and was wondering if anyone has suggestions on lead magnets that have been particularly effective in converting interested parties into prospects.I’d greatly appreciate any advice or guidance you can share.

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.