I had never heard the term Proffers before  LOL.. 

Over the past decade, I’ve built and managed purpose-driven homes in CA that serve communities while generating stable, long-term cash flow.In addition to running care homes, I also consult with aspiring care home owners across multiple states, including Texas, Arizona, and Michigan (Detroit area).

What are you looking to achieve in the short, mid, long term?

You can force appreciation by rehabbing and such - so that might be a shorter term way to go?  

Projected sale: 950-990k Replacement property budget: 990k - 1.1M Plan: rent out the replacement home until meeting the requirements, then move into it while renting out a portion of the home via short-term rental 

Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.3.

Im self employed, roughly make $130k gross anually, 1099 NEC , no debt at all, 740 credit score.  Want to get a loan for $250k in AZ

Shorter term deals though, they will hold 2 to 3 years, sometimes less.

Long Term non-paying Tenants.

I am wanting to get into fix and flips and eventually long term rentals.