I don't believe I have to worry about the deposit as her kids (who were removed) crayoned all the walls so a full paint job is needed, they also ran and indoor air conditioner and it leaked and ruined the hardwood floor and ceiling below her apartment.

The ones who have been shut down (and their management arrested) were those who, sadly, cram four elderly in a bedroom, paid "nursing" personnel $10 a hour to monitor them and, in one sad case, gave an elderly woman in a wheelchair her shower by rolling her out into the back yard and spraying her down with the garden hose.If I were to consider renting a property to be used as an assisted living facility I would only do so if their contract was with a VA Medical Center. 

Can you also give them a place to garden?

In this case you will need a "garden variety" transaction lawyer, preferably one with real estate experience as well as partnership/ JV experience.  

I am currently living in a garden unit of a three-flat my parents own and pay $300 a month in rent and help out around the house.

You can use a pump-up garden sprayer with a wand for this. 

It will be 155 units, garden style community in Franklinton, NC. 

Heating costs go up in winter, as does electric due to the reduced natural light and people being indoors more.

I lived in the duplex apartment with the garden, and I had a roommate.The top floor apartment rented with LTR until 2011.Then I started doing Airbnb in 2010.

Also, remember to bleed water lines (for all garden hoses) so they don't freeze up on the first day of freezing temperature!