What ADA impact on the property and building4.

Some things you can do is charge a flat rate and cover the difference or call the utility company and get a 12 month average and make that a part of the rents.3: Personally I don't believe in furnishing or supplying anything for my rentals because my market simply doesn't call for it.4: Depending on your area and what the replacement cost for that building is, inflation can effect your policy differently, for this one I would call your provider and ask.5: Common areas much like an HOA would charge, put a common element/area clause in the lease stating the tenant is responsible for a percentage of costs for upkeep of common areas.6: This may depend on state laws, but I would look into if your area requires ADA compliant signage but if you wanted to put a no smoking sign so long as it's stipulated in the lease then it's your call.7: You can't always do much about guests so long as they don't stay indefinitely or cause a danger to other tenants.

@Shannon K. and @ Steven Payne,thank you kindly for your votes, but the credit goes to @Marcia Maynard (our resident ADA, low income, healthcare, communications guru ). in a previous thread about how to get rid of smoke smell, she mentioned the vinegar bowl method used successfully with her piano performer husband.i just improvised on top of that with a dog house/basement (since bleach would have me faint in that relatively confined space). no smells reported for 3 years

I have seen quite a few SFH in our area placed in such converted homes; you would have to build in the upfit costs into the loan, but if the property is in overall good shape, a few cosmetic and ADA compliance touch-ups, with some interior modifications (mostly plumbing) could work. 

I am starting my search for an MF in the Canyon or Ada County area in Idaho, anyone know of a good deal out there?

Make sure you put as much detail in the ad as possible include room dimensions, pet policy, address of property, and TONS of pictures. 

You'll earn a lot of respect from a lot of people rather than earning their disdain for simply evicting him because of his needs (check with your attorney, also - may be an ADA violation).Some may disagree saying, "It's just business".

@Ada AyalaSpeaking for all wholesalers out of Las Vegas, they all pretty much handle assignments.

It will also kick in the need to follow all ADA (Americans with Disabilities Act) Guidelines.Assisted Living facilities can be great for cash flow, but it's definitely not a simple conversion of who you rent to. 

Single story, ada compliant, stucco exterior, granite countertop, tile back splash.