I think even if you were getting $650 per unit  you're still well under the 2% rule.

You should absolutely have your own leases in force and then you can set the rules to what you want (i.e. they pay their own water bill going forward). 

There is still plenty of gray area on with these new rules and others in tax and legal have written more in depth analysis.

How can you purchase into something that has no support team to reach out to?

I may have broken the cardinal rule by purchasing a multifamily mixed use commercial/residential property in Michigan that has shared utilities AND electric heat.

I had been doing everything on my own for the past 10 years, and felt I needed to expand into a physical location to get support staff and grow my business.

Pretty standard, forget about the 1% rule here.

I hope you have a qualification rule set for your rentals.

Typically it is the local building and zoning with a similar rule, repairs of more than 50% are not prohibited, But if the rebuild/renovation cost is more than 50% of the property value then the property must be brought to Current building codes, which may include the floor elevation being raised to current building requirements, which is usually not feasible, cost wise.

That is easy when you use a local contractor as your support person.I suggest you check zillow.com for sale.