I'm seeing a lot of negative stuff here and it's a big price tag, but for me I think I really need the coaching rather than hunting and pecking on my own since my learning curve is huge and I don't even know what region to begin in.

Renting it out long-term gives us a $3500to 4000 monthly, we could  rent out one bedroom to a nurse and the other to our daughter but still would be a negative.

You don't want to get stuck with negative cash-flow because you can't find another care facility tenant to rent it.Also, probably want to check with your insurance provider and see if all those tenants who are likely to fall and break a hip are going to be an issue for them, and look into the legality of what happens in the care facility owner dies and you're stuck with 5-8 tenants in the home with no one to care for them and no living descendants.

https://logicalpm.com/new-michigan-section-8-laws-what-can-l...As the article points out, these sorts of laws often result in the opposite of the intended effect! 

If so, have you felt the effects of these water restrictions in your rentals? 

My model is NOT good for LTR as it's not cost effective. 

I am particularly interested in:Understanding the fundamentals of wholesalingNavigating Texas-specific real estate laws and regulationsBuilding a strong network of cash buyers and motivated sellersLearning effective marketing strategiesAnalyzing and evaluating dealsIf anyone is willing to share their experiences, tips, or resources, I would greatly appreciate it.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

It sounds like your current property manager may not be marketing the rental effectively, and the fact that it's listed incorrectly as an apartment instead of a duplex could be turning off potential renters.

Quit comparing it to other forms of investing because you are wasting your time and, at this point, creating a lot of unnecessary negative attention to your idea.