He's worth giving a call.Liron CohenClear Cut Property & Casualty Insurance ServicesO: (818) 495-0494

It's easy to simply say "no" to folks who don't offer this.

If I were in your shoes I would simply look for a co-signer to a loan and look for a small-multi family in your home town where you can house hack.

Simply buy a property every year or two if you can.

And always have the ability to fire a builder and pay out for work (which is why you don't want them to front load the contract) in case they simply aren't producing.New construction seems risky. 

Admittedly, pricing will often account for any major items, and I don't believe this is true in Sandy Springs, but there are some areas that an interstate cuts off a small part of the neighborhood, and so labeling the neighborhood as "good" may be true for 90% of that neighborhood, but if you are in the 10% that is on the "wrong side" of the interstate, it can be a totally different market.

If you were simply leasing the home TO an assisted living business, it would be a different story. 

Its like when my wife says she "gives great men's hair cuts" it's just not true lol @Ian Krysztofiak

It may sound funny to pay a 1031 exchange service to simply receive money for you and spend it for you, but it is essential. 

My uncle has an offer he pays all development fees and then gives the guy who engineers it all 33% gross cut.