I really do not want to back out of the deal, but curious if I could negotiate a reduced price or something of the sort.

Optimize your finances by reducing debt, boosting credit, and maintaining strong cash reserves.

However, some investors don't mind this strategy if they prefer not to put a lot of liquid in up front and plan to refi out within a few years of closing (which seems to be a great option with the talks of the FED reducing interest rates into 2025).It really comes down to investing in a growing market, in a good neighborhood & building a great team to support you.

For clients who look at doing laminate, it almost never makes sense since the labor costs they are quoted to install end up eating up the savings. 

I am considering constructing a modular home which should reduce the construction period to 4-6 months versus traditional home construction.

Maybe talk to your GC and see what finishes you are getting exactly and try to reduce some cost there?

I don't have experience with renting to a sober living company, but I assume that they make a killing.These sober living and assisted living facilities are always showing up on Loopnet advertised at a cap rate of anywhere from 8-25% (not exaggerating... there are several in my area right now with a ~20% advertised cap rate)With returns like this, I can only assume that these types of properties are very high maintenance and labor intensive.You're not looking to be the business manager though, you are just looking to be the landlord who leases to the company who runs one of these lucrative operations.

of course all of those things help cash flow but is it realistic will it work.also your more than 300 negative as you have no money for maintenance or cap ex.the easiest way is to reduce debt. or if you think there is really good upside just pay the negative its just a small number who cares . 

Even if I have tenants who are further below market rent than I wish they were I do well because I have reduced vacancy/turnover.

To fix this problem without involving all of this shenanigans would probably only cost a few hundred dollars in materials and a few hours labor.