Not the best cash flow, but thankfully the rest of my portfolio I have with this partner is performing well to offset the limited cash flow.

I'm in the final stages of selecting a Property Manager and they have several "Performance Guarantee" that they sent me in a pamphlet (things like "We only get paid when a tenant pays", "If the tenant we place in the property gets evicted within the first 12 months, we will refund the leasing fee", and "If you are not happy with our service, you can cancel anytime with a 60-day notice"). 

I've been thrilled with the performance thus far.

However, to find a deal I would need to enter into a contract that I might not be able to perform on.My Options: 1) Do I contract a property without guaranteed funds and then market it?

@Alexy Carrucini Make sure before you go to get any cash out refi on the commercial property that it is performing the best it can from an income/expense standpoint.

I am only looking at stabilized ALF's that have performed well through out COVID. 

I've been looking into maximizing performance and one scenario is the idea of building or acquiring a quadplex to take advantage of lower down payments / lower interest rates of a residential mortgage but then layering this with a max value rent by the room strategy.In many places it seems you can have 6-8 unrelated individuals in a home.Is anybody maximizing these joint strategies by building out a quadplex with 6-8 bedrooms per home and then renting out per room?

All we are allowed to do is perform your 1031s.So your team just got a little bigger. 

This is a way to award/motivate the sponsor for solid performance. 

It's an exercise to think about how to intentionally design those spaces to imagine what they'd be used for ... while keeping flexibility in case I'm wrong.My interest is certainly in the same ballpark as you - namely, building communities and not just private spaces for people to live.