I had managed the property myself for 15 years so I kind of know what is needed.

I’m open to options, whether it’s a single-family home, duplex, or multiplex, as long as it offers some kind of positive cash flow.

And for sure having sat through years and years of these events and talking to hundreds if not thousand students you can kind of tell who will do well and who probably does not have the chops to succeed..

Are there profitable group home niches that an operator would be willing to pay above market rent for this kind of property?

Generally speaking, they will not play by your rules, take kindly to rent increases, and will be difficult.

There are some key limitations that are important:Passive losses can only offset passive income.Up to $25,000 in passive rental losses may be deducted against non-passive income if the investor actively participates and their modified adjusted gross income is below $100,000.Unused passive losses are carried forward to future tax years.Here’s an IRS article that further discusses the rules: https://www.irs.gov/publications/p9251031 ExchangesThis strategy allows investors to defer capital gains tax when they sell a property if they invest the sale proceeds into a “like-kind” property.

I have even moved tenants in myself  LOL.. kind of a grey area there but Hey its me against that them. 

Be patient and kind, sincere, fair, real - and you will attract people who will want to work with you, to help you get some deals. 

That kind of balance is crucial, and it sounds like you've got a solid foundation for success.Looking forward to hearing more about your journey and exchanging ideas here on BiggerPockets.

Those kind of companies handle purchasing the home, renovating it then selling it to you and even property managing for you on the back end.