In contrast, single-family homes attract families with children, who stay an average of five years and take care of the property.

My suggestion to improve your cash flow is to find another bank/lender.

You really should never leverage the home you live in.

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

You also have to be super detail-oriented, focused on continuous improvement regarding the property and guest experience, very in-touch with what it's like to be a guest at the property (and a cleaner of it as well), and focused on technological tools and opportunities. 

We then use our money for the improvements.

If you use niche.com you can pretty easily find median home values, median incomes, an some data pretty easily.

Investment Info:

Single-family residence fix & flip investment.

Purchase price: $850,000

Cash invested: $500,000

Sale price: $2,250,000

Purchased , knocked down, built new from ground up

...

Net Sale - Is the contract price, minus the closing costs and commissions.Adjust cost basis - Is the purchase price, plus capital improvements, minus depreciation.

Are you looking to pay off the hard money loan, fund another investment, or cover property improvements?