Quote from @Burke Atkerson: With over a decade of real estate investing experience and over 100 flips, I now provide private money & hard money loans.

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'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. 

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

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'. 

(Creating a contract to protect the both of us if things go south) Nippon Real Estate does a lot of podcasts and provides value for foreigners wanting to invest in Japan.Properties newer than 2000 are structurally sound to last a level 6 earthquake.

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

Hoping that someone could provide some guidance on this so I can decide how to proceed?

Multifamily properties provide the advantage of multiple income streams, which can help offset vacancies and reduce risk.

@Brian Chadwick A cash out refinance might offer more favorable interest rates than your HELOC provides.