If you can find that, I would recommend a rehab loan to help accommodate the repair costs and do a modified 'BRRRR', or just sell it when you are done.Is this your first investment? 

The government and HOA's favoritism toward big companies like Sonder.People will keep say the issue is saturation.

For funding, explore options like FHA loans, personal savings, or creative financing, and focus on New Jersey markets that align with your goals, such as Newark for rentals or commuter towns for house hacking.

@Keith Mintz Will you be running the house or leasing to a company that does sober living.

My company offers real estate syndications.

The modeling of this is actually pretty easy (see link: 42-unit proforma sample), but my model treats the pre-refi loan as I/O, but that can be updated based on your deal.

you will not find a cashflowing property at 100% financing whether its with a traditional loan and heloc or whatever the terms. 

I didn't see a need for a holding company but if someone wants one, you can just use another LLC as the holding company.

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. 

So I did a 3-2-1 buydown and secured a 2.875% interest loan for the first year of the loan, and it will gradually go up a percent each year until it hits my rate of 5.875%!