So my question is how can/should LPs verify the lip service GPs give on their experience and handling of this space? 

Here's the breakdown of rental income and expense analysis:1.Annual Gross Income: $25,800 (Monthly rent of $2,150 x 12)2.Annual Expenses: $25,800 * 0.40 = $10,3203.Annual NOI: $25,800 - $10,320 = $15,4804.Annual Debt Service: $10,680 (Calculated previously using a mortgage calculator with a loan of $131,775, 7.25% interest, and a 30-year term)5.DSCR: $15,480 / $10,680 = 1.45 (approximately)

Most cleaners are willing to do this, so you shouldn't have to deal with a 3rd party commercial laundry service. 

I am not acting in an agents role as I am providing the service to help the owners sell their assets, while enabling the buyer to acquire cashflow positive deals that banks are not providing with current rates.

If it's going to continue to be a 3 unit building, it would make sense to add another service.

You can always leverage rentals within their ability to service the debt. 

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

I don't know if they still do that service but that was also nice.

You don't need to know everything to get started; you need a foundation to build on, and the rest will come through experience and then refining your education.You can build a basic understanding of investing in 3-6 months.

•Systems: Servicing the HVAC system, replacing the water heater, and updating the electrical panel.The renovation was completed in 13 weeks and totaled approximately $35,600.