You are implying that every investor can buy every opportunity he sees.

I'm not disagreeing with you if you are implying that COC return is a better way of evaluating a short term rental, but to simply say you can't do cap rate on a single family rental home is false.

They are better terms because "housing provider" implies property owner, whereas property manager can be an owner operator or just an agent of the owner.

Also, nothing in my post implied I thought it was easy.

It’s a higher end house in an HOA, backing up to Army Corps of Engineers land off of a lake, good condition overall, 16 years old, has been a rental the past 3 years.That’s the background, here’s the question: the entryway tile has a crack in it, which in Texas implies foundation shifting - not for sure, but common.  

Plus, as I indicated, if RE is being purchased at that price does it not imply that the previous high value is no longer the current value? 

@Tim Jurik.... yeah... you might want to read all the "you get what you voted for" replies....and "see what happens in blue states".....so yeah.... there a huge implication in those posts that NOT having that ordinance would have mad a difference.Its also implying that the ordinance was in place when this tenant was placed....and he had a previous violent criminal background that would have prevented him from being placed in that unit..... all conclusions that serve to confirm your bias that this could have been prevented if the county had not instituted the ordinance.

As the title implies, my grandmother recently passed away and had a reverse mortgage on the home with a debt of $400,000 house is worth at least $800,000.Main issue is I am self-employed, and my income is really low, but my credit score good (700-770).A large room with its own entrance and bathroom was added onto the house like the 70's which can probably be turned into an ADU.

This is because even if the seller is aware of the actual value of the property, it does not imply that it is not elder abuse to purchase so much below value. 

I think it reasonable that you buy a house and expect to own it 10 years that you expect return and have made an investment that also happens to provide housing (not to imply it is investment first, but to imply it can be, and in my market usually is, both).