Objective is converting multi family or bed and breakfasts to small boutique assisted living.

I have analyzed wineries, boutique hotels, mini storage, unique business, and many other special purpose businesses and real estate, but haven't seen one of these before. 

I call them the smaller boutique companies.

I'm looking for something that can do a whole boutique of all things related to this business.

Hi Jay,Thank you for replying, I have been using the Cap Rate metric within various cash flow models while working as an analyst for REITs and boutique real estate investment firms (Multi-Family & Commercial properties) so it is a concept that I have gotten accustomed to over the years.

Although I moved to a smaller, boutique brokerage specializing in property management and investments, the year I spent at KW provided a fundamental foundation in real estate practice, managing your own "business", contract law, lead generation and industry news.  

I loved working for Wainwright, but I have recently moved my license over to Anchor Realty which is a smaller, boutique firm at the oceanfront. 

There are numerous apartments, a Marriott hotel, dog friendly parks, walking paths, fountains and small "lake", entertainment venues, night clubs, retail, boutiques, yoga, gyms, restaurants and personal care beauty services minutes away, There are many corporate HQ's within a few minutes drive, plus it is on the tollway and 5 minutes from 121.

YOu would be so much better finding an equity partner to start with to build your experience up..A good place to kind of see how the market thinks of these deals in the form of risk is to simply pop on www.lendinghome.com and they have a matrix of what they charge based on experience level and equity.. now of course they won't I don't believe do any 100% LTV deals.. but they are pretty competitive for the experienced person.Many local HML once you have a few years of relationships may go 100% on something with significant equity.But what you will find at most paid training  be it the nationals or the more boutique trainers you will find on BP ( they are also paid if you want to higher them to train you) is that you will be looking for what's called gap funding which in essence is an equity partner. 

I prefer to go directly to the smaller boutique turnkey companies that live and breath the market I am interested in.