Wondering also if there are lenders that would have an appetite for this type of property?

You will truly only get out what you put into finding these types of deals.  

You may also want to consider the type of tenant you are targeting. 

Overall, for every type of property....I would say that keeping up with proper maintenance is what most people neglect.

What made you interested in investing in this type of deal?

What do you see as the advantages of sober living homes vs regular rent by the room type homes?

Now you repeat that process until it's paid off.Disadvantages:It took a while for me to set up.Bank account is always low, lol.People can spend a lot with that amount of credit.People think I'm weird when I tell them DId you analyze what would happen if you moved all of that money you were using to pay off a heloc, not get a heloc and put that money in a treasury or other type of account that got you 6% interest or invest in an ETF or something lower risk?

So I'm trying to have a "built to sell" type mentality here. 

Depending on the value at the time of death and your basis you may need to file a gift tax return.I would speak with a CA attorney to determine the best type of deed to file and a tax professional to gather more information.