are there services in NY that provide this info.. 

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. 

Once you build it correctly, you can offer it to other investors as a service.

I charge a completive market rate while providing a really good service. 

Have you talked to any social service agencies about this yet?

Refinance into a debt service loan.

The income doesn't really cover expenses plus debt service. 

Risks: rates go down and you have to pay a prepay of 2 or 3 %; you have to sell and pay the prepay; rents decline & you can't make the payment like any other type of loan; cost upfront a little more than conventional; need to find experienced broker licensed in the state where subject property sits; servicers are bulldogs. 

You are not paying for their services and won't cost you anything extra anyways. 

Do you provide move in and move out reports How many pictures do you take of the property prior to tenant moves in and after the tenant moves outDo you get weekly reports when the property is vacant what prospective tenants are saying about your homeDo you provide monthly newsletters to your tenantsDo you hold investor education classes to help me become a better investorDo you have single point portfolio based management services?