I recommend to my clients to use the SFH markets to generate short term income and wait to catch a 2 - 4 unit property and when they pop up throw those in the portfolio. 

The other35% are owned by Mom/Pop who are already filled up, no debt, don't ever plan to expand and don't need BP.  

this is a horrific scam to cloud titles its a premeditated scheme of fraud and deception harming the general public.. just a stain on the industry.but now that you know its up to Agents to be much more aggressive vetting I buyers or any buyers that are not mom and pop..

I'm limited with how much I'm allowed to answer on the forums when questions pop up.I did want to quickly address one of your questions - we can handle payments that exceed $5k.

I began seeing Smartland properties popping up on zillow while doing research on market rents for upcoming vacancies and noticed that their renovations looked very nice and started looking into doing business with them. 

.- Many sellers of portfolios have been more moms and pops and smaller mom and pop owners are still bringing their smaller portfolios to market. - Current inventory we’re seeing is not coming from foreclosures.

If your focus on using your license is in property management, you should go to work for a mom and pop brokerage that has a property management wing, not the big box. eXp definitely does not allow property management.

At $500/pop that can get expensive.I have done videos in the past showing that investing in a fund collecting interest only and leaving your principal in the fund pays significantly more over time - but with a note you could get a payoff (which if bought for discount is great).

Glad to see this thread pop up, I was just looking for more info on SFR to assisted living conversions myself...Is there a good source of beginner info on where to start down this path?

In our culture housing is generational wealth, my grand-dad gave a house to my mom/dad , my mom/pop gave me houses and some inheritance, and I bought it over here and will give it to kids too....it has been in tradition for 101 years lol....some cultures not just passing a house but also passing a business/company too, look at South Korea.if you think about in 2023 you are late hundred years.