Sounds overall like a pretty bad idea.As someone who works with older adults and their adult kids all day as a home health provider, this sounds like this is something your friend is interested in more than his mother and he is looking for validation from someone for her to be an avenue for him to pursue REI. 

And even if you fail any of those tests, you could still qualify for a partial exclusion of the gain if under certain circumstances (i.e. health related event, certain unforseeable events, or a work-related move)In short, The exclusion is available once every two years and there is no limit to the number of times you can take it.

This tenant is often late or makes partial with rent payments, also makes excuses because of their health issues or kid.

Tesla has just filed to build another factory near its current Austin campus, likely involved in the production of batteries.  

I worked with them last year and the way they rolled out properties to potential investors was a huge selling point to me, as it was not just through a weekly email (nothing wrong with that, I just work in health care so can't respond that quickly, especially in this market with such high demand)I agree with others as well-just because it's turn key doesn't mean its set it and forget it.

To sum it up, building right now is an uphill and costly venture with narrowing margins for the builder and extremely high purchase prices for newer energy-efficient construction.Great time to invest in the manufacturers of spray foam insulation, solar batteries, and start thinking about adding car charging ports to your existing MF properties if you can.

I require all Tenants to provide me with an emergency contact in case of issues with their health or incarceration.

If they want to break a lease over mold, they have to show evidence that its my fault, and that these mold spores are endangering their health.

Consumables should be on the tenant, which includes light bulbs, batteries and filters.

At this point I am having some trouble narrowing it down to 1-2 cities (which I plan to visit to make my final choice), as cities that seem to have more economic health also seem to be slightly (but maybe not) out of my price range.