If you buy a minimum of about 30 apartment units you can afford a Property Management Company and save your self the daily operations and maintenance which s typically what you want with a W-2 job. 

Anyways, your best bet is to find precedent in your target area, or close to it, and see if you can get in contact with them to see what they went through. 

I am looking to buy a single family house that has an existing assisted living facility business occupying and operating out of the house.

But this would be for just normal operating capital.

I'd want someone to have my back.Second, if I were to "forget" to mention those kinds of things, my reputation would be in the toilet as fast as you can say "Yelp".I'd bet most good agents would do exactly the same thing. 

Best bet: connect with local investors/lenders/brokers to narrow your focus (what type of asset, what sub-market of the metroplex).

The area is growing and I anticipate rents going up as well as house prices, i don't want to bet on this but it does give me some comfort that equity will increase over the next few years.  

They should be able to compile 3 years worth of original source documents to submit their operating expenses?  

I would bet that the owner works more than 20 hours a week.  

Getting shut down after  a few months of operations and then having to deal with the fact that you just dropped a bunch of money in furniture sucks.