However these are only ideal for investors who simply want a hands off approach in their investment The model I am working on with the lots I have is building ADA Compliant SFR and opening RCFE.

I decided to run a ad as usual for the duplex units on craigslist before purchase to gauge the demand and quality of tenants and it was enlightening to put it mildly.Every person that inquired about the duplex units either lacked the ability to speak proper English or hung up shortly after they realized it was a duplex instead of a single family home.I had it listed for 3 weeks while the bank sorted out title issues and basically my option was to rent it sec 8 or no tenant.I backed out due to the title delays, but honestly looking back I probably should have bought it and dropped the rate to $550 per month.

Having been in the restaurant biz for a while, I know that the ADA (Americans with Disabilities Act) is nothing to take lightly or mess around with, they can really hang you!

There was a great BP thread on this a long time ago. http://www.biggerpockets.com/forums/52/topics/68041A few things I've been doing lately: smoke detectors w/ 10 year batteries, glue drain assemblies under kitchen and bath sinks (high fail rate with junk screw pvc), removing storm doors, also going to ad a storm door addendum.

It doesn't have to be HUD or your state RE Commission or a DA that gets involved, there are those that can take out a shady operator and benefit from the efforts.

A church is a specialized area, ther is a national brokerage for churches as well as religious financing conduits that you might search for, a church is really not down the alley of a commercial broker unless they can get a change of use type client.If it's really a residence, non-compliant ADA bathrooms, etc, you may need to clean the place out presenting it for what it should be. :)

My ADA experience is through the hosuing authority and non-profits.

Parking requirements are usually local codes, but there are ADA issues which are federal but are limited to commercial and public access. :)

I dont want to mess with the stairs besides painting because of issues with ADA compliance.

It is an 1895 building with no accessible entrance, lots of stairs, and bathrooms that were not designed to be ADA compliant.