My rental units have poor insulation in a building I own and I’m trying to evaluate how to improve and the best way to do so.I’ve heard that putting spray foam insulation is an option.

We are/were hoping to put a $60-70k down payment on a higher-end 'A' new build property with Rent to Retirement as I really like their business model/community, rather than a smaller down payment on a refurbished property in a 'C' area.

It is important to build a team that understands the unique dynamics of this market.Given your experience and substantial equity, sounds like you're in a prime position to capitalize on new opportunities. 

Looking to build a Real Estate portfolio to reach financial freedom, interested in BRRRR

New construction may be an option, many builders are offering rate buy downs and closing cost assistance and then you get quicker appreciation when they continue to build out the community.

@Alex Johnson Detroit-Michigan falls in the middle of the pack regarding "tenant-friendly".As you start to build your Core Four, NEVER believe what people tell you unless they can explain it logically or provide 3rd party proof.Here's 3rd party proof that Michigan is in the middle of the pack:)https://realwealth.com/learn/landlord-friendly-states/https://www.lawdistrict.com/articles/most-renter-friendly-us...

I had built a new build on Aiken  First modern design on that side of town ;)

I hope to build our property management up to that level someday. 

I have came across an old school building that I would love to rehab for the local community.

That's another good tool for wealth building when used correctly.Once you jump that first hurdle it gets a lot easier.