Also, you have a lot of competition with Disney and Universal properties.I always stay at a Disney property to take advantage of the included transportation to easily park hop and not deal with having to drive and park.

@Julian Martinez woo, that window wall definitely has a wow factor.

Keep personal and business finances separate to create less headache.File all receipts in a dedicated Google Drive folder.

and offer up question and answer support for anyone interested in investing in residential assisted living, actively, passively, or somewhere in between.Over my real estate journey I’ve tried a lot of different asset classes and finally landed on residential assisted living as my favorite real estate niche and perhaps the most incredible growth opportunity for the next few decades due to demographics and how that will drive demand to keep outpacing supply.

Look into factors like vacancy rates, local job growth, and tenant demand to pinpoint promising markets.Once you find a property, work on running the numbers carefully—factor in purchase price, rehab costs (if applicable), property management fees, and reserves.

Other factors such as the quality of the tenant, and location will also determine the value you can get.

@Kris Lou we work with a LOT of Toronto area investors here in the Metro Detroit area - we're only a 3-4 hour drive away!

I base the price on a few factors - Room size, amenities and area average rents. 

My gut reaction would be that price is high (granted I don’t know the area at all).But if it has been sitting on the market- which it was listed in 2023 for close to $200k less and did not sell my guess is price is the factor - while offering owner finance - it’s only good if it could still provide great cash flow while not overpaying.

Given your experience managing 138 doors, you already have a significant advantage in understanding tenant needs, property maintenance, and financial planning.Key tips:Focus on personal finances: Keep building excellent credit and maintaining healthy reserves.Financing: Explore loan options like conventional, or DSCR loans to maximize your purchasing power.Location: Research neighborhoods with strong Section 8 demand and landlord-friendly regulations.Due diligence: Analyze properties carefully, factoring in rehab costs, property management, and cash flow potential.Your expertise and willingness to learn put you in a strong position—best of luck!