.- I get an experienced sponsor/developer that can run the show so I don't run the risk of making any (very expensive) mistakes from my lack of experience.- I can get exposure to large multi-family with many tenants.

We tested it was not black mold and there were light spots with the lack of using the ventilation.

If you can raise capital that will easily help you find a group that may lack that specialty but you should also have another function.If you are part of the GP you will get a portion of the acquisition fee. 

I have seen so many "attorney home made" leases, some better than others, but what they all lack is they have not been "court tested".

When you do any agency loan (conventional or government) as a Primary Residence, you are signing a new 1 year "occupancy clause".

Open a business checking account, obtain a DUNS number, and look into setting up accounts with companies that report to business credit agencies (e.g., net 30 vendor accounts).

DSCR and hard money stay away from areas that have a lack of comps.

Do you know if there's a government agency I should contact about regulations for group homes? 

The lack of showings after two weeks just has me a little nervous.

IMO, it is the lack of education (not schooling, but how to clean, teach your kids to respect their living space, etc) that causes the issues, and you have that whether it's a single adult household paying with a voucher, or a two adult household, who both have low pay jobs.