I hate to hear about students getting stuck in difficult positions because they put their trust in these guys.

Additional DetailsI’m willing to invest in out-of-state properties, though I prefer areas with good property management options.My primary focus is passive income, but I’m also interested in value-add opportunities.I want to ensure these investments provide strong tax benefits and diversify my portfolio.I’d love to hear from experienced investors:What would you do in my position?

Private Lender Partnership: Partner with a private lender or investor willing to take a second lien position to get you to 85-90% cash out.

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Honestly, I would not sign any lease until you positively close and legally own the property.

If you’re in the position to buy multiple deals because this nursing home may get properties frequently.

I give them pointers on how to build credit and over time most are in a position to "refinance" and pay off the Option. 

You state that you have 20% - 25% equity position for safety, but you don't based on the information you gave. 

Positions with real estate investors or related roles can offer income and experience.

MOST INVESTORS don't understand this and are fortunate to not get stuck in a position similar to the ones we faced.People don't seem to comprehend just how much "luck" has to do with success.