This means a lot of units are sitting, and we're seeing a lot of price reductions, lower offers being accepted, sellers willing to help cover buyer closing costs, etc. 

Because we charge by the bed, returns are significantly higher than market rental rates, even when considering our rent covers ALL housing costs ex food.With today's opioid epidemic rampaging across the US, there is a massive need for well run transitional living facilities everywhere, but it is easy for good intentions to sour when the houses are not run properly.  

Whereas selling to an investor they skip the hassle, the pictures, the showings, the repairs, etc. and get out from under it in time to move on with their life with $ to put down on something else.

Past financials is only one part of the picture. 

Adding filters on Airbnb that are always targeted (are you pet friendly, do you have alt text on your pictures to hit more categories, maximizing number of beds, certain amenities like sauna/hot tub, etc)3.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

Some section8 vouchers only cover 50% of the rent, while others include 100% + utilities!

I will have enough reserves to cover the holding costs as well as some left over as emergency funds for the property.

The rent doesn't cover our mortgage completely, but covers a good 2/3rds!

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.