We are trying to finance an existing adult care home and our current commercial lender is offering 70% LTV roughly 6.5% 5 year fixed/25 yr amort.

For the exclusive right or option to buy at a certain price for a certain amount of time,  consideration or a fee must be paid called option consideration. 

So, I see two options for you:Find yourself an adult relative or acquaintance who knows you well to assist you on your great investment adventure, or;Spend the next two years here on BP and elsewhere absorbing everything you can about real estate investment, and then hit the ground running the second you turn 18.Either way, you're bound to learn a ton and experience outrageous personal growth!

Instruct all tenants that since they are adults you require them to act like it.

Short version: 4 adults (family) rent our Townhouse on a 3-year lease.

@Chad BlessingI have a friend that received a discount in exchange for agreeing to exclusive / right of first refusal for future units in his portfolio.

It is at a cost of $40 per adult.For Tenant, after showing if they are interested in signing a lease: 1.Fill out preliminary application.2.Verify application for 3 times monthly rent income, pay stubs, no felony, no evictions, at least 1 year on job.3.Query all adult names in state Courts Online system.4.Query Facebook.5.Query County Assessor page for properties in their name (foreclosure?)

If they're not able to close themselves, then they definitely need to tell the seller that.If I have no intention of closing a deal myself I tell the seller that and enter a non-exclusive option contract with them so they can continue to market the house themselves.

Because I have been doing exclusively BRRRR properties I have little to no routine maintenance and cap-ex for the first few years  is very low because of the up front rehab. 

It is still in exclusive period so you would have to live there for a year.Looks like it needs a new kitchen, plumbing failed and missing electrical components.