Most likely raising funds from passive investors would utilize a Reg D 506 b or c safe harbor exemption from registration.  

Not to mention they wrote of over $300k worth of taxes for me utilizing a cost segregation study. 

These specialized companies, easily found online or here, will create your company’s SD 401(k) plan.

In Chicago you request a CHA Burden sheet and that gross number minus utility allowance will be what you get in addition to making sure bedroom size is adequate.  

My goal, over the next five years, is to utilize real estate in lieu of my current hourly consulting income, by building a portfolio of rentals.  

Specifically, I’d love to hear about best practices for managing shared spaces, screening tenants, and setting up house rules.Additionally, I plan to split the utilities among the tenants—any advice on how to handle this efficiently would be greatly appreciated!

I've found conflicting information online.

I can't post the link here, you can dm me or search online. 

I talked to a modular home company in my area, and he said to build a 4 / 2.5 2200 square foot home would be 215k, and then foundation and utilities would be another 160k.

Out of that voucher amount, they will have a utility and appliance work sheet that provides a cost for each utility or appliance not provided by a landlord for each bedroom size.