@Jake Baker  You should think about a rehab loan if you are going to buy and hold.

I'm interested in how others structure their ALFs.2) I'm thinking of going with an SBA 504 loan to acquire the property and do the remodeling.

Unlike a mortgage the interest on your loan will not be tax deductible.

And if it were set up where everything went through a title company so the buyer pays the title company, they manage the buyer's loan (from me), and the title company ensures my mortgage is paid without my direct involvement... what parts of the transaction would feel risky or not worth the headache to you? 

Are you needing a long term or bridge loan?

If they can afford to stay, chances are they need to refinance and get the X name off the loan.   

Minimum loan amount is $250k.

DSCR loan How did you add value to the deal?

I would upgrade properties every 12-15 months as allowed by low down payment loans if my significant other wasn’t risk adverse and opposed to moving.

They will go up to 100% loan to value or LTV (or used to).