Mainstream homeowner policies won't cover sober living because they don't account for the risk of multiple people recovering in the same home

Overall, I've closed on multiple properties with them before and had no issues.   

EXAMPLE: a local HC has a single comcast email address for their entire office - mysteriously, they seem to be always losing emails and asking us to resend multiple times.The good news is they finally increased their max rental amounts a few years ago, so they are now more competitive. 

My partners and I (3 of us) are based in Miami FL (not the easiest market at the moment) we are all realtors / brokers and investors, each have 20+ years of experience down here, have done multiple ground up single Family and duplex builds and currently have a portfolio of single fam and duplex properties.

He had a client who was debating between buying a small apartment building in L.A. or spreading out capital on multiple units in Phoenix.. after running the numbers with a dedicated local realtro who actually drove around neighborhoods, he opted for Phoenix because he could get more doors for the same cost.

@Jeff Hines - go with a direct lender and spread that $150K over multiple properties. 

1 very common thing in Memphis is that almost ALL property is listed too high for numbers to make sense.. and if its listed at numbers that work, then it creates a multiple offer situation and investors end up paying more than they need to.

You have multiple properties in a great market that are wonderfully placed for appreciation in the future.

I have turned over all of units multiple times the highest vacancy I'll get us under 1 week becuase property will be up for rent 2 months prior from existing tenants moving out.

You will certainly gets lots of different perspectives from the forums and most likely multiple people will have experienced a similar situation in their investing journey!