That document they provided, with all the colored font, was a mess to wade through.

But it's also true that this had been open space provided to the community for the better part of a century and now it was fenced off with not even a path or sidewalks around most of the perimeter. 5.

I'm considering partnering with a non-profit that would manage the sober-living program; with me just providing the house passively for rent on a per bed basis. 

Quote from @Roger D Jones: SamEveryone here is providing great points to consider and if you were my son I would say that at 360k this 'dog needs to get put down'. 

It is also helpful because we are Realtors and real estate investors and it provides a cushion for months that are leaner than others.

Note I have no affiliation with them except I use them and they have provided me a great VA.

Experienced managers can help evaluate potential investments by providing insights on rental demand, market rents, tenant preferences, and location-specific factors that affect leasing success.For example, rental properties need to be close to conveniences like major roads, shopping, and schools.

I'll never stop investing in rentals though and providing properties for my investor friends.

They provide all the solutions one could ask. 

Didn't mean to insinuate that in my post.I did actually write up a list of properties I'd like to buy around town and provide it to a commercial real estate broker.