Once you do have a good, consistent contractor you work well with you can also try to have them buy into the deal so they get a percentage of the profits and they put money in the deal.

- How to price these lots to ensure a good profit on the backend? 

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.

Donating appreciated securities to a charitable organization can be a smart way to give, both for you and the charity.

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?