My initial protege added an ADU in Escondido which is working class like El Cajon.  

Most sponsors returned my initial message/email within a couple of days.

This is expensive from an initial capital and maintenance standpoint and I've been on the hunt for a better way.One option that I've found is installing BTU/Flow meters (Istec 4440) on the supply and return lines for each heating zone (one zone per unit).

Initially, I was using Quickbooks (QB) and then when I go a couple more properties and multiple LLCs it was difficult to manage on QB and required multiple QB subscriptions and this got expensive.

As for your initial questions:One lender I have spoken with stated that the DCSR loans are not regulated.

I started investing in 2019, got my license in 2021 and was initially with a residential broker that was primarily focused on retail transactions (aka sales, purchases, leases, for regular end user folks). 

I’ll provide an overview of the situation and my thoughts/attempts on how to structure the deal.Owner: He is in his 70s, payed off asset, appreciates the return profile of his property but is no longer interested in the management and hassle aspects.Details: Before I even asked, he mentioned that he isn’t sure where he stands in terms of depreciation and is somewhat concerned about the tax implications of selling.My initial approach to discussing creative financing: Me: "Have you heard of or would you consider seller financing?

it sounds like you had some good initial capital in order to pay 25% of 92 units.

I am not in the laundromat industry, so take my initial thoughts with a big grain of salt.  

My new bookkeeper initially thought the multiple checking accounts was weird but now she has come around to seeing how easy it is to get detailed reports and information about each individual property this way as opposed to having one operating account for all properties.