We are solely working on assisted living:- Buying homes and leasing them at higher than market rates to these business operators- Purchasing existing businesses with the real estate- Developing / building newFor us, the business makes the real estate cash flow, we can create a massive impact, and the demand outpaces supply and will continue to be that way for the next couple decades.

I’ve had several investor clients go with a new (to me)/ unproven lender because of a slightly lower rate promise only to get burned by that lender (closing costs were higher, appraisal costs much higher and appraisal was a nightmare, main point of contact gave us the clear to close as we passed our financing contingency then just before closing someone from the underwriting department we previously didn’t know existed said we need a few more days and seller didn’t agree because they had a higher backup offer, jeopardizing the earnest money and losing the property, etc).

Point is, risk exists with ALL of it and there is no sure fire "guaranteed" anything.

If you can't find an existing multifamily to pencil out try to identify something that you could add an ADU to or a larger single family home you can split into more than one unit using ADU rules.

(I would not specify how much.)If the property needs a ton of repairs, then even buying it subject to the existing mortgage may not be enough to make this a viable deal.You need more info, and fast!

I have turned over all of units multiple times the highest vacancy I'll get us under 1 week becuase property will be up for rent 2 months prior from existing tenants moving out.

The seller can often sell a property that can not otherwise be sold, financed, or sold for enough to pay off existing mortgage or obtain a higher price by selling Sub To, or Sub To wrap/owner finance.  

Securities and Exchange Commission in January, the company’s real estate business lost $1.12 million, although the firm had relatively little debt compared with the stated value of its assets.The company also disclosed that it may use new investors’ money to pay dividends to existing ones.

Right now you have a market where existing landlords have all these properties at cheap prices where they can afford to charge less for rent than new buyers and many don't want to shock their tenants by jumping rents by $400+ in one rental cycle... so we are gradually easing those tenants upwards each year.  

The standing plan is to put in mini splits in each unit once the existing furnace finally dies.