We lived in the country, across the street from Welkinweir.

In Land Investing Online there is a free support group as well as an affordable monthly subscription (I think $100) where you can share your deals for input from the other members. 

Purchase price: $110,000 Cash invested: $150,000 This is our first deal as a full family (Parents, sister and brother in law, me).

It would be wise for a buyer to feel confident that the building is in good structural condition, that it has a certificate of occupancy.

I do not think options 1 and 2 are mutually exclusive, in fact I think you should do both. 

most contracts your 5k is your liquidated damages in most contracts. .. so snag that fire the agent and find another buyer if 13k is that important to you.. for sure not worth hiring an attorney for. 

You could start by reaching out to any local corporations that do assisted living in your area and see what they are looking for (location, space specs, etc). 

You can also check meetup.com or search Facebook for real estate investment groups, clubs, or meetings in your area.

@Jacques CaspiTo succeed in real estate investing, I’ve found it’s crucial to budget for unexpected expenses, focus on thorough tenant screening, and build strong relationships with contractors.

(FYI - To keep it "real" I also say in the listing this is virtual staging).