Thank you for taking the time to provide the details and the pro forma #'s. 

A home loan is made via the note with a Mortgage/DOT (depending on state) attached as the security instrument, which allows the home to serve as collateral if the note is not upheld.

Depending on how you use the property, you may benefit from a cost segregation study and bonus depreciation once the property is in service. 

It is also helpful because we are Realtors and real estate investors and it provides a cushion for months that are leaner than others.

The tax advantages of buying/holding gas stations are pretty great.Many of the components of gas stations including pumps, tanks, external parking areas, and other equipment are classified as either 5 or 15 year property so you can bonus depreciate a lot of it (minus the land value) and get significant deductions in year 1.With the 2025 bonus depreciation rate at 40%, a $1 million gas station acquisition could still lead to $100K+ in year 1 deductions depending on the specifics of your deal.

If a landlord plans to hold the property for a while, we always recommend an annual lease, ending to align with the summer leading lesson, or staggered with their other leases depending on the situation.  

Depending on the location and properties, consider having a game room.

Quote from @Burke Atkerson: With over a decade of real estate investing experience and over 100 flips, I now provide private money & hard money loans.

I'm considering partnering with a non-profit that would manage the sober-living program; with me just providing the house passively for rent on a per bed basis. 

@Ryan Cousins it's really going to depend on YOUR analysis/projections of what you think the property will be worth in the future.You'll want to compare that to any capital gains tax-savings if you sell now.