Can you provide guidance on how to get started and some effective strategies?

These properties can provide cash flow and diversification while qualifying for favorable residential loans.

I don't want to waste anyone's time providing quote after quote for me for the properties I am merely in the analysis stage with.

My suggestion would be to cap your utilities at a certain amount and have Tenants pay anything over that amount.That will help you manage your expenses, and also allow Tenants to gage their usage each month, and make adjustments if they don't want to go over the allotted amount.As far as collection, provide the bill showing any overages and just have them pay for it along with their rent. 

Could the seller provide you with a note for the down payment and you pay him back?

However, you can file Form 8832 (Entity Classification Election) to change the LLC’s status to a disregarded entity, provided you act promptly.If you don’t make the election, you’ll need to file Form 1065 by March 15, 2025, adding complexity but retaining the same tax benefits, such as deductions for depreciation and repairs.

The interest rate is not special nor is the 20% down (80% LTV).  

Also consider networking with investors active in those areas who can provide insight on what’s working.

If you like the idea of a self-directed HSA like @Kaaren Hall mentioned check out providers like Accuplan and IRA Financial Trust. 

This 'consultative' approach means their business clients come in talk through problems and they try to provide a bit of outside business 'coaching' if you will, or connect you with another client who can assist.