As Charlie Monger once said: our operating assumption is that the USD is going towards zero. 

If your entity has several years of operating history and good and reliable financials, you may be able to find something. 

Hey Dan, renting to a sober living operator can be a great idea.

Therefore, your financial freedom hinges on new companies continuously moving into the city, creating replacement jobs.Companies have many options when selecting a location to set up operations.

OOS investing has operational inefficiencies, because you work remote.

You also need the operating cash to do rehab.I say this because you mention FHA and low money.

When you do the turnkey offerings to completely new investors like that, you're going to end up working with a lot of inexperienced investors who blame the turnkey operator for things that are a normal part of the property management business.

Its being operated at STR from last 30 months with great cash flow.

Since companies have a limited lifespan (10–18 years on average), cities must attract new businesses to maintain job opportunities.Factors Companies Consider:Low Operating Costs: States with lower property taxes and insurance costs.Low Crime Rates: High-crime cities deter businesses and tenants alike.Natural Disaster Risks: Avoid areas prone to disasters, as recovery can take years, impacting your rental income.City Size and InfrastructureFocus on cities with metro populations over 1 million.

I see a conflict of interest in your role as fund manager and principal in the “operating” company.