Is there a real need in the community, a needs analysis needs to be done.Will you or can you simply serve an existing non-profit, like Council of the Blind, if so, simply lease to them or individually with a lease guarantee, keep it simple.If I were doing a conversion I would ask P&Z about a R-1 SFD being converted to multi-family, a 5 plex and leave it  at that, P&Z isn't discriminator about who leases, but if there medical  issues or security concerns about a certain population then you may have other ordinances, other restrictions can then be applied.    

Should be exactly what you need and I think they have some kind of guarantee.  

You accept ultimate responsibility for quality and they do not have to guarantee or warranty their work, not legally anyway. 

Can you expand a bit on the 'guaranteed rent'?  

It is guaranteed rent, direct deposited the first week of the month.

They don't know the term but to me it sounds like cost plus with maximum price guarantee.

Again, that's no guarantee but at least I have some real life success stories that I can strive for.What am I overlooking here in this approach.

Even on the garage you didn't say how many cars.give some details, some photos and you may (no guarantee) get some more targeted responses.  

@Gabriel CraftIn the safest guaranteed rate or return vehicle out there.

Can you make a guaranteed 11% on your money somewhere else?