The risk of "piercing the veil" applies more to LLCs when personal and business finances are not properly separated, not necessarily to individual landlords renting a portion of their home.A more practical approach is ensuring you have a solid lease agreement, sufficient liability insurance (including an umbrella policy), and properly reporting rental income and deductions on your tax return (Schedule E).

The seller was interested, but I got busy and didn’t follow up fast enough.

The value added should be significantly greater than the cost of the effort to compensate for the effort involved and the risk. 

This does not involve the utility company meaning that you will still have to go into the property, read the meters, then individually bill each tenant for their usage and understand the bill is still in your name.

.: In CA it is a violation of CSLB business and professions code 7159(d)(5) to execute residential time and materials contracts.

All the other real estate in my businesses are counted as assets minus the debt liabilities for net worth purposes and the business income that comes to me is counted as part of my personal income.

One I am still learning, and would love to incorporate into my business. 

Quote from @La Toya Flowers Butler: I'm a newbie to real estate investing, looking to learn, cultivate business relationships, and invest!  

Much less paperwork involved with a DSCR compared to a traditional mortgage if you're familiar with that process!

Hey, congrats on your business success!