Send him a letter, emphasize that you are personally yourself the end-buyer, include proof of funds, include something attesting to you being financeable (unless your proof of funds is for the full cash purchase price).If he owns 20 local businesses, good chance he's in at least one chamber of commerce, and if he's not, he 100% knows people that are, who will spill the beans and offer to do an intro if you mention you're interested in buying a gas station over a beer or a meal (there's probably like 3 people in that city that fit this description, why not get introduced to all 3?)

We were supposed to save a lot of money by laying off our AP staff here, but we actually ended up having to keep one of those people.  

People don't want to live in a basement.

If there are no studios, I’d be a little wary unless you know for sure your demographic will be solo travelers, couples, or people working remotely. 

This is why people only put one property in each LLC. 

While CA is generally view as tenant friendly people are still investing there and making money. 

I have seen some people well respected in the industry recommend her on several different real estate groups on Facebook.

It's too bad we can't trust people, I know....

There are a number of guidelines the IRS has for performing a proper cost segregation study (which will pass in the event of an audit) Here is the link to that list on the IRS website:Cost Segregation Audit Technique Guide - Chapter 4 - Principal Elements of a Quality Cost Segregation Study and ReportI have never seen a DIY before, but I'm sure people do it.Depending on the size and type of your property the fee for engaging a qualified engineer-based firm to conduct the study can be as low as $3,000 (lower in certain cases), and the significant benefit created well outweighs the minimal costs.

Some people (us included) keep our contractors close to the chest so it's easier to find banks and vendors (like carpet installation).