OP that’s a local and propertySpecific question.Talk with your zoning group.  

You’ll want to check out the PA Code's Chapter 2800 for the standards around licensing, safety, and staffing requirements, and the Assisted Living Residence Regulatory Compliance Guide can provide extra insight.We actually have a local team here in Allentown that has worked on several of these conversions, so if you'd like some guidance or just want to chat through the process, feel free to reach out.

So it isn't a complete waste, you would simply need to follow the strict reading of the law with no private clauses for consideration...I'm not sure how that plays out since technically if the lease is void, so is the tenancy meaning you could terminate anytime and not wait for the original lease expiration...I'm sure that's covered somewhere, but again I'd ask my local atty what to do given this is such a locally specific issue. 

I would suggest looking into local groups as well, there are Real Estate Investor Associations in nearly every metro in the US, so I would join one if you can.

I, nor any other agent in our 100% locally owned and operated brokerage pass that fee on to clients, accept on very small sales where the commission to us is going to be too little to absorb that $250.

Check with your local boots-on-the-ground team to learn about how that particular HOA operates.

If there are local meet-ups or if there are people who are willing to connect, I'd like to hear about that, too.

Cincy local, younger, first time investor, etc.

I am looking to connect with local investors in the southern Ohio area to learn from and work with.

Haven’t had luck looking to local banks/credit unions because I know I’ll get that response.