have you closed some deals?

Structuring a joint venture (JV) or equity partnership can make the deal appealing by offering a share of cash flow and appreciation. 

Also, off-market opportunities can be a great way to find deals that fit specific investment strategies.

Question is, is the person you are dealing with a correspondent broker who brings them deals to fund or someone from their company.

Granted once I rent out the unit I leave, after vacancy and everything we would cash flow almost 400(minus heloc as well)All the deals I find.

Your agent in Sacramento should've brought this up and checked those rents for you prior to making an offer.Often when renting to a residential care facility you'll get higher rent than normal, and if that's what making the deal work just make sure that it will still work if something happens to the facility and you need to rent to a regular tenant.

It's a good deal that works bud.

I have the contact of an owner with a 4plex off market deal in case anyone is interested.

What made you interested in investing in this type of deal?

Now, you need to figure out how to find deals and pay for them.