If you get 80% leverage and buy something for 100k, you'll have to put up 20k and then closing costs, holding costs, and money to front to a contractor to start the work. 

I would start with a written violation and demand they clean up their act or move out.

Also, once you start the renovations there will always be change orders and you may end up paying more than you initially estimated.  

The Fed is expected to start cutting their interest rates in September, which should have a knock-on effect for mortgage rates coming down.  

I am currently on active duty and looking to start my Real Estate journey as I retire in the next four years.

He understood what troubles I experience self managing from afar as well.There's no start up fees, no lease renewal fee, minimal charges of I find my own tenant using them to only place the lockbox and take photos, otherwise it is 75%. 

These qualifications allow property owners to treat their rental income as non-passive, which opens up tax-saving opportunities such as deductions for business expenses, depreciation, and bonus depreciation.

Make and save as much money as you can, spend as little as you can / avoid consumer debt, and invest in the highest yielding investments you can.

I am also thinking of just converting to an ADU for a few years and once I have my savings built up going forward with ADU but that might end up being more expensive. 

The reasons you listed above are the reasons I did not pull the trigger on starting an assisted living facility.