I love the possibility of a 7% PM fee for 9 units - Do you have any PM recommendations that are reliable, investor oriented and service Easton / Lehigh Valley?  

That I'd be interviewing a lot of contractors that are more geared (price and communication style and expectation -wise) for personal homeowners?

You can purchase with the most attractive loan options and terms and after 1 year on 99% of the loans, you can convert it to a rental legally and ethically.Yes, as stated above location matters, the style, the floor plan, bedrooms, HOA, etc all matter when it comes time to convert to a rental.

They're cash flow oriented cities with lower appreciation but have seen a spike in prices in the last 5 years due to the higher prices in the Metro Boston area. 

My agent and several other people in the area told me that HOA Rental Restrictions went out of style in the 80's and 90's and Traverse Mountain was formed in the 2000's, so I was surprised to see this.

I've been looking in Orange county; but I have found it extremely difficult to find a SFH property that CF more than 1k (1 tenant in each bedroom and at the avg cost of rent in the local area) on my local MLS.I am open to moving to different cities within FL, in terms of life style I can live like a college student/spartan in order to get a higher ROI on my investment.

We had originally stated that we were planning to have them go month to month after two years of yearly leases, but they declined and wanted to stay with the original lease style (per the wife).  

I don't expect a leadership change or at least a leadership style change here.

Will this be competing product in style, and size?

We have been looking at both residential and commercial properties (with and without existing buildings) for a few months and identified this lot as one that meets the criteria for building a residential assisted living facility - or, in this case what we have dubbed residential style assisted living, as this will be in a small office park vs. a residential setting, with between 16 and 24 beds, so smaller than a Big Box ALF.We have a 60-day due diligence period (starting today), so we're fleshing out our due diligence checklist (see below) and would welcome input from anyone with experience purchasing and developing a commercial property.Our pre-contract DD included the following:1.