.- Legal nuances of an assisted living facility and health care in general

Hard money scares me a bit, and it certainly makes the deals tighter. 

I would be all for turnkey properties since I don't have a lot of time to put into them - busy work and family - but what scares me is how to handle those situations from states away.

That will tell you the health of the association which is crucial for future value and appreciation.

None of this scares me, just trying to find some lending strategy:Deal (simple math):Purchase Price:              800,000Lender financing:          600,000  (75% LTV)Seller Note:                    120,000Buyer Down:                    80,000Buyer Repairs:                 96,000ARV (5.5% cap):          1,100,000Is there any way I can include the 96,000 as part of the loan balance or count it as the down payment, effectively financing 75% of the repair costs and increasing the loan amount. 

At this time the company primarily serves adults with limited health needs.

This will appeal to those buyers that may be scared off by a large cash outlay. 

After a few times I decided my health was not worth the hassle of DIY moving fridges, and hiring the inexperienced would be a disaster, it barely works for 40 gal water heaters.

The bottom line is that the inspection report will make the property ineligible for insurance so the seller needs to address these items for his own health AND in order to sell the house. 

I like the idea of a challenge but the idea of risking someone else's money somewhat scares me being new to it all.