I reach out to the landlord that they had before their current home to find out if they paid on time. 

Hey @Brett Riemensnider,A HELOC could be a smart move if you want to tap into your home's equity while keeping it.

Any sober living investors out there willing to let me pick their brain on how to underwrite a potential deal?

I am partnering with another investor who owns 4 single family homes in that vicinity.

Scheduling is the hardest part of construction , good subcontractors are not sitting home waiting for the phone to ring , they are scheduled out weeks if not months ahead of time .

IT IS NOW THE ENDING OF 2024 AND THIS SAME PROPERTY HAS GROWN 45% ITS HOME VALUE IS NOW 602,012 AS OF 12/27/2024 FROM SINCE I PURCHASED IT !!

The tax expert knows more about whether or not the future is affected by changing the use between 2023 and 2024.If you are worried about paying taxes on rental income, you might consider that you can rent your home out tax-free for (I believe this is correct) 14 days of the calendar year. 

Once you know the "basics', you can then invest OOS more successfully.If you can't afford to invest in your home area, how will you grow your knowledge of an OOS if you take a shotgun approach to where you buy?

Imagine if you had one single-family home.

I understand it can be harder to gain experience with larger multifamily properties compared to single-family homes or duplexes, where someone might complete 5 deals in 1-2 years.