The most important ingredient in real estate is time. 

Since we moved to having a dedicated cook during the week and have placed a strong emphasis on using fresh ingredients, with many of our recipes scratch-made, we draw rave reviews from the residents. - We have done significant repairs on the 15-bed (now a 16-bed, as we were recently approved by the state for 1 additional bed), and are slowly and steadily performing a facelift on this home. - We are in the process of implementing an activities calendar that will keep our residents active and engaged physically, mentally, socially and spiritually.- We have begun renovations on the 20-bed home, which will be that luxury/boutique home from our initial vision.

@Courtney M. have a look at the Ohio markets, great numbers, just about 2% ratio. avg PP 60K, rent 1k,  Most important ingredient, is the team around you, Good luck , 

So the ingrediants for a decent deal seem to be here AS STATED:local knowledge of the positive virtues of the micro neighborhood, observation of a promising trend, rent to purchase price pretty solid, value add is low and cosmetic only.

And a key ingredient will be missing.  

Be specific I would use the $1M to open and promote a "Legal" Psychoactive clinic for Veteran PTSD, Drug addiction/Withdrawal Marriage/Divorce therapy on the Oregon Coast.

Try making a cake with only 1 of the ingredients. 

Many agents will preach buying properties that come with existing furniture, or other ways of minimizing "costs" unrelated to the property down payment itself ... while this may boost the agent's commissions/ allow you to buy a higher priced property, in many cases this advice is wildly misguided.Instead, the right way to think about the real estate purchase is that it is the foundation upon which you get to make even higher ROI investments into the hospitality business inside ... it's just the starting point.You wouldn't start a restaurant and seek to maximize the amount you spend on rent, skimping on decor and ingredient quality.

Money will come along the way, but you can't bake a cake with only purchasing the ingredients and not know the recipe.

On a another note, if they did share with you the case studies, would not that reveal their key ingredients of how the strategies work?