ETA – moving from Proposal to Purchase

Hello,
I have wanted to own my own business/ diverse-ify my income, and eventually move towards an absentee model as I am finding my time is more critical than my current W2 income.

I have decided to focus on owning a business by buying a pre-established business, the thinking being it's more about keep doing what has worked and apply modest modernizations as needed (website, Google biz, QoL like WIFi)

I am looking to buy an established business with a combination of Seller Financing, SBA, PE and my cash, preference in that order. I am generally looking for something that falls under the category of consumer services (laundrymats, car wash, electrical/ home repair, etc)

I have a business proposal I wrote to help me organize my thoughts, and see several businesses for sale due to retirement in my geographical region which I have started to reach out to through loopnet/bizbuysell.

I still have some open questions about broker services, expected/anticipated cash flow impacts during ownership transfer, buyer representation(legal, financial, sales) during the negotiations.

I have been asking my network if any friends of friends have experience so I can mentor with and have not found anyone yet. The YT path gives my scam/to good to be true senses tingle.

I appreciate any suggestions/ help/ next steps for me to look at next. I have a few books on my reading list buy then build, 4-hour work week, road to financal independence.