My take after well over 20 years of investing in real estate is that if you want to continue to enjoy a great and profitable career and also have a life, that you consider taking @Jim Pfeifer's advice.

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

For us, peace of mind always comes before profits. 

If not, don't worry about it.Early terminations are super easy and profitable, if you are prepared.

I have taken a few construction loans from the national HML and its quite frustrating and I only do it when my bank Credit lines are maxed and there is a project that still is profitable and I don't want to miss it..

Occupancy is important to profitability so you'll want to get on as many sites as you can in order to reach as many potential renters as possible. 

The purpose of the REIA is non profit of course.Would love to hear your thoughts. 

(I'd be moving to another primary residence so I'd end up with 1 primary and 1 rental still, just a bigger more profitable rental with almost no mortgage) If I did this, what would the time frame look like - how to I "prove" it's a rental now and not my primary? 

$12k Profit Lessons learned?

Credit card companies are for profit; they're offering 0% for a reason, after all!