Tenant handles all utilities and lawncare.

Utilizing a wrap he has a mortgage note as an asset to offset the mortgage he’s still responsible for on the property.  

I got into RE investing utilizing the same strategy as you're exploring.

I'm passionate about real estate and how utilizing this asset class can enable me to build generational wealth and retire early.

And via the clustering we are utilizing green-space in a communal manner thus reducing foot-print of that BUT retaining such perception as each unit has walkout to what seems a BIG green space.

This way you can utilize the leverage if you plan to scale up in the future.

It is what is left after snow removal, cutting the grass, utilities, tenant issues, parking lot issues, property taxes, mortgage payment, etc. that make a difference.

My thinking is that by renting to a residential care facility I can effectively utilize all the space, earn above market rent, and help provide a needed service, while avoiding tenant parking jams. 

@Will Almand this sounds like a very useful case for cost segregation especially if you can utilize the depreciation expenses against your income.

Also, get a good attorney and a good CPA, given that the laws and taxes are heavy.4- It depends.