I mean if you get it, it will allow you to retain your investors.As an alternative, you can take the route others suggested:1) Fund  of funds2) Partner with others on GP side in an investors' management roleKeep in mind, that both options would require you to have a full understanding of the role and the regulations involved. 

We got burned on sober living due to state under regulation switching to over regulation.

They can provide personalized guidance, ensure compliance with IRS regulations, and help maximize your tax benefits.Hope this helps! 

In NJ now, the cabals have a new system to use some new regulations to register as non-profits to win automatically if they want to.

Plus it would have to be a banger of a property for me to have that kind of confidence in it going the distance through all the market cycles, regulation changes, OTA market shifts etc at which point I may as well buy it.Which circles back to my original point- if I am not owning and benefiting from the appreciation, why should I absorb so much risk and upfront capital if instead I can find an underperforming property with potential, take a guaranteed return off the top and invest almost no money on my side? 

Do you know if there's a government agency I should contact about regulations for group homes? 

Crowdfunding is essentially old-school syndications that use newer regulations that allow them to market over the Internet. 

Also if there are multiple owners it ends up being like a HOA and I would view it as complete chaos on who is actually running the show.Why are you bullish over these vs. a traditional  Regulation A+ or Reg D 506c offering where you invest in the entire pool?

If you buy a pre foreclsosure and sell it within a few years you owe the owners who sold it to you 70 or 80% of whatever you made.. thats why I no longer do foreclosure rescue.. it just takes one person to file a complaint with the AG in states where this is highly regulated and it becomes a very stressful for you.

Short-term rentals tend to do better with cash flow, which is increasingly difficult in a saturated, heavily regulated market.