I went on and ADU tour this summer and was blown away by the amount of rents some owners were collecting from Air BNB. 

I am primarily interested in Multi fam buy and hold rentals and despite touring over 50 properties I am struggling to find my first deal.

You just have to take a look at your market, take a tour of other local assisted living facilities, you don't necessarily have to say you're doing market research.

a place to start with site tour would be good. might be an idea to emphasize please read the rules as they are different from many other sites and the internet is changing. it is a shock to most creative types, the rules sites come with these days (no kidding), esp for those who have been on the net since the beginning and seen drastic swings and changes in regards to rules and etiquette. one minute everyone is stealing mp3s and not paying artists, and now you can't post anywhere twice or you get deleted (many sites now). very difficult to navigate.

With that said going on a tour with other Real Estate Investors opened her eyes as she saw other couples and singles from all walks of life confidently asking questions and it allowed her to meet other supportive spouses and business people.

If you have any desire to visit, I'll be happy to give you a tour of the valley and show you some properties, run numbers, etc. 

Do your homework and vet the people you're considering partnering with like your life depends on it - because your investment definitely does.When you've narrowed down your top one or two markets/teams/providers, bite the bullet and fly out to meet the people, tour the operation, and see their work first-hand.

We toured multiple places where the owners had attempted such conversions, and the kitchen was always where the corners were cut.

Thier 3 min tour had me sold because of the extra's in packet.

Are there any marketing tools available such as a model unit or 3-D virtual tour to help a future resident envision what it would be like to live there?