Also, if you have any local Senior Support organizations, they may have a long list of families looking for senior living.  

There's also a considerable risk that the person you're dealing with isn't actually the owner of the property.

Should I have a lender cover 90% of the purchase price and 0% of the rehab? 

ABCs of Real Estate investing is a good one too.

Weak agents are washing out of the industry.

Most of the prospects offering this to us, disappear when we tell them they still have to go through our full application & screening process. - We almost feel sorry for the foolish/naive DIY landlord that inevitably falls for their sob story and accepts them.We have had 2-3 that have gone through our process and so we accepted their multi-month payment.

I recently came across an off-market piece of property in Delta Utah.

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.

Some of the areas that we invest in have some clauses in their zoning forbidding more than 3 individuals unrelated by blood or marriage from occupying the same unit. 

It sounds like most of your issues came to light during your due diligence.