You can also check out groups like the National Alliance for Recovery Residences (NARR), which might have some leads for you.Another option is to talk to property managers who specialize in group homes or sober living.

@Li Li, Since the 1031 exchange will allow you to move into any type of real estate anywhere in the country. 

I always say, if you have the deal, the money will come.

REI is a great thing to start to learn about so you are pursuing something with great long-term value, but you have to know that it's not a quick road to get out of the rat race.What financially free means to you could mean something different to someone else so usually what people are seeking is time freedom.

Any budgeting tips would be super helpful!

Of course in the JV deals I do where we  come into title I pay tax at the state level if there is tax. 

Quote from @Lionel Quiambao:  ... and maybe throw in the option for the tenant for more speed at an increased rent to cover the additional payment. 

Unfortunately, North Jersey is probably one of the hardest BRRRR markets in the country right now because of extremely low inventory, high demand, and pushed up prices because single-family home buyers are buying the properties that we all used to buy to fix up because they are desperate.You can BRRRR, carefully, into many parts of Pennsylvania though but remember that interest rates right now make it very hard to BRRRR.

First one on the scene is a great position to be in.  

@Mike Most this is one of the few times we disagree with @Adam Bartomeo:)It really depends on the specific market the property is in.