A local charity wants to rent my SFH in order to house up to 3 patients along with a 24 hr staff. 

IMO your safety from an investor standpoint comes with building a large portfolio.If you can keep it "under the same roof" even better.Less people to speak with and less drama with logistics and correspondence.The bigger the portfolio, the safer and the better ROI will be long term.Our most unsatisfied investors are the one's that own 1-2 properties and get pissed off with me and my company if they go vacant.Unfortunately, turnkey providers aren't magicians or God and can't wave a magic wand and turn 2 properties into 10 over night lolFolks that own 7-8 or 10+ properties with us aren't bothered if 1 or 2 are vacant, as the others are still performing and cover any losses on those that aren't.Thanks and much success

Can you patiently wait for appreciation?

We work very busy jobs and though we do our very best to be good landlords, ensure health and safety are always addressed quickly etc...these tenants are just too much. 

I believe this is a game of being patient --- long game of 5-10 years to see cashflow especially if you are financing. 

Seek out neighborhoods where demand is steady or increasing, and take into account elements like conveniences, safety, and the closeness to public transit.Pick a home that fits in with your long-term objectives.

Make sure the lawyer letter has something to the effect of "for your health and safety, we feel it is necessary for you to vacate the property.

I would just be careful and make sure you meet all safety codes for living spaces.

Wait until the government wipes out your business and livelihood with unconstitutional laws in the name of "public safety."

Long-Stay Rentals give legal safety but not as much money.