Curious if you have "must read" book recommendations, please?

You have rights as a landlord that you must inforce.

I know so far is that 1) you need to live in the home for at least 1 year and 2) all the work must be done by a licensed contractor. 

First and foremost you must remember that investing in real estate is very different from investing in stocks or other investments .

However, you must remain an owner-occupant during the entire life of the loan. 

Therefore, you must know every single neighborhood where you will work.3.

You could also focus on the great financial advantages of renting/down-sizing (travel more, no more yard to care for/repairs, buy an RV, visit family more)Host a senior-focused event at your facility (maybe show an uncut version of Woodstock haha) or live music, a Social Security expert speaker or Doctor to address health issues, a fund-raiser, art show, etc. and hand out flyers with a special "one month free" coupon attached Have exercise classes for seniorsWeekly bingo nightsPromote your events for free on community calendars, newspapers, seniors sections of papersPrint door hangers and get some kids to hang the door hangers at trailer parks, older communitiesEncourage your current tenants to invite friendsRent a 15-passenger bus ($50) and offer free transportation to key eventsSponsor events at senior centers in the areaCo-Sponsor service club (Rotary, Kiwanis, etc who have many senior members) eventsPut up banners and balloons when you have eventsI hope at least a few of those ideas might spark some interest.

You will need to be willing to visit the bank in person. come in and shake the banker hands etc. and take them for lunch too.

The reality is that to achieve true positive cash flow it must be calculated based on 100% financing.

To avoid all taxes you must purchase at least as much as your net sale (contract price minus closing costs but before mortgage payoff) and you must use all of your net proceeds (net sale minus mortgage payoff) in the next purchase or purchases.You can purchase less than what you sell and you can take cash but you would pay tax on that amount while still sheltering the tax on the remainder of your 1031.