Since my goal is to get 10 offers accepted that means I need to make 10k calls in 3 months.I'll probably hire a separate VA.

In the Denver MLS, both sides of a duplex and small multifamilies actually have a separate search. 

Would I be able to lease these panels out to my tenant, separate from their residential lease?

With the amount of multi families in my area I’ve always thought about buying one, creating an HOA, and flipping each unit separately. 

Planning to eventually rent both the upstairs & downstairs as 2 separate 2bd/1b apartments.

My self storage business seems to meet most of the requirements for being excluded from my total assets - the business/real property is owned by a family-controlled pass-through LLC, has employees but fewer than 100, provides services in connection with its real estate holdings, and keeps separate bank accounts in the business name. 

Is this a boiler building or is heat separated out? 

I think I feel an emotional attachment to the neighborhood having worked there for a few years and wanting to see it turn around.

You will typically win easily because tenants tend to base their claim on emotions, not facts, and rarely have any evidence with them to support their claim.

Advantages being the sellers weren’t as emotionally connected as owner would likely be, so they were agreeable to my negotiations/concessions originally and again after inspection.