I built two that way and out of the 90 homes in Ivy Ridge estate if I think through it.

Have any of you done anything more with Sunrise Capital Investors since this thread two years ago?

I have seen two cases where it went the distance and the buyers successfully sued for specific performance.

There are two types of return from a rental propertyCash Flow & Appreciation.I normally also aim for a minimum of 8% return between Cash-Flow and Appreciation.Appreication, nationally, is around 2% to 3% annually.Therefore, your goal is to get the cash-flow to be about 5% to 6%.The issue is interest rates being very high, you would therefore, need to buy at a pricepoint where the numbers still make sense.You can always put down more of a downpayment to cash flow, but that will impact your cash on cash return calculations.Best of luck!

My problem is Form 3115 and the -4 election (I think) because I want/need to aggregate my properties but also "pay myself" for one of these for use in my Property Management LLC that leases from me and uses the home as a Recovery Residence(housing only/no services provided)Is there anyone that has experince or would be able to point me in the right direction toward someone who can wrpa up these two issues on my taxes?

You don't want them to just be financially qualified but you failed to investigate how they treated their past two apartments. 

I should also mention we shut off the breaker (to the garage) after confirmation from two electricians and our contractor that we had a serious fire risk.   

My best recommendation would be to find someone who is doing something similar to what you hope to do in the space and have a coaching call or two.

Two separate property appraisers (at the direction of the lender) were sent out to appraise, and neither was willing to appraise it as a "residence", and thus financing fell through (conventional primary loan).

Quote from @Brian Burke: @Chris Seveney when I started my lending company with two partners our aim was to go from $0 to $2.5M per month.