I work in group home settings for a living and at my previous facility there were two clients per bedroom which would give you potentially 8 in your house while at my current job there is one client per bedroom which would only be 4 clients in your home.

I live in MA and I know it is a nightmare to deal with tenant here.

It's an estimated cash on cash return given current rental rates subtract expenses assuming 7% interest rate, 10% management fee, 5% repairs, 5% capex and other expenses like mortgage, insurance, tax. it's a estimate to tell you what properties to analyze vs ignoreyou can see the are pockets of negative returns as well as pockets of positive return. this is to supplement the data @Devin Conley provided

I used to live in Louisville KY and now I am in Tampa Florida. 

Did you read Lend to Live?

Hopefully you already worked this out.Aside from HML, there's also an option to do a live-in-flip, where you live in the house for a year and renovate it slowly.

Agree it is difficult to assess costs when they vary so much by location.Keep in mind that some turnovers are sickenly expensive, and that is just the nature of the business. 

Can someone tell me what they pay monthly for business expenses for their software..

Once again, this matches my personal experience that the larger, more expensive properties continue to sell better than smaller properties. 

I live in the Lancaster PA area.I am new to real estate investing and looking to connect with any local investor.