Also, like some mentioned, it is a time to get my systems and processes in place as well as build a solid team that can help me reach my higher goals of more units.I will have to get in touch with some of you who can be of a benefit to my journey here in REI.

I'm only nearly 5 mos in on my venture but we need to carry the following for our residential care (assisted living)  licensed for 41 beds - but we can hold 36 beds in our current configurationGeneral Liability (We buy through an independent broker - basically covers medical malpractice, any slip/falls etc)Workers CompAnd even though you arent interested - Non owned auto insurance in case staff use their own vehicles to run an errand etc, building insurance for wind/hail etc inc general property liabilityAll of this runs around $33k to 36k a year for us - thats before health insurance for us etc - Work Comp is the most expensive part of that mix.Your best bet is likely not to find the coverage by calling yourself - you'll just waste your time - find a broker that can sell you this insurance - as far as limits - some of the limits are state mandated and will be in the regulations. 

It sounds like you have a solid plan in place.

Does anyone have a solid referral?

I'm not looking to waste your time.

Should I hire an attorney to make sure our agreement is solid?

Any suggestions as to specific markets with good school districts and solid cash on cash returns would be greatly appreciated. 

@Patrick Desjardins  its why we pretty much control all process of our note business.. we don't waste a bunch of time on scouting or trying to figure out values and condition of property..

Total waste of time

Oh and we also priced it to high so we wasted 30 days we didn't have too.