I’m trying to stay patient.

Be patient and maybe look in different areas.   

DISCUSSION POINT: Supply and demand will change with a mass exodus of investors, raising prices and raising rents (all good for someone that is patient and has market rents). 

Do you think using operation agreement will suffice for the duplex without LLCThis is exciting time for me and as always, thank you for your advice with my endeavorJimHi Jim,In my opinion, you should know these answers before entering into any contract to buy a property.The biggest mistake I made when I first started was not being patient and just jumping in.Much success.ps.

My wife has been very patient with listening to my obsession with early retirement,  investing and real estate but I would like to share my passion with more like-minded individuals.  

The State of Indiana, for example says that the healthcare provider must have an ongoing relationship with the patient. 

Your choice what to do with it.If it were I, I would accept that I couldn't negotiate this one to my satisfaction.

@Dominic McCarl my biggest piece of advice is to be patient and stick to a well defined criteria.

I would suggest being patient, continue to search, analyze deals, educate yourself, network, ask for advice, go to meet ups/conferences, stack your savings and be ready to pull the trigger when you find a deal that does make sense.

All in all, I find going to the auction easier, at least easier than yanking patients out of bed at nursing homes to make your offer, if you manage to locate them.