Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Each room will have a separate lease on it with a separate deposit following normal property management practices, and like you said, the leases have different start dates. 

I did a search on the forums and insurance seems like it could be a major problem.I have houses in two different LLC’s in Texas and insurance is not an issue at all.

At the end of the project I started asking different questions to my realtor, who I still use.

For example, we have a lot of Chicago investors look into Milwaukee, but it never makes good financial sense, because the difference is not large enough.

What I understand, (and please everyone jump in to agree or provide constructive feedback), the multiple ways to make money and lower the cost of investments in real estate can be found in different parts of each process. 

Lenders can have different loan options based on the property type and the amount of rehab (if any) required for the project. 

My posts aren't specifically about Rent to Retirement, rather the concept more generally.I am also not concerned with the new construction turn key model, its very different than the lower tier/entry level SFH's and not relevant.

Target is 2 buys and 2 sells a week, between the different models.

For this reason, it would be prudent to not overleverage yourself in this type of environment in order to wait and see where rates do end up falling, as there is consensus in the market we are moving into a falling rate environment, the exact timing of when rates will be falling is unknown and different scenario analysis should be added to underwriting refinance periods to be sure the project is sustainable if inflation resurges and a refinance is delayed.