You really must find out about your local laws or regulations.

I know there is a lot of paperwork and many rules and regulations to deal with.

If not, you need a job in some agency, and not investors.If you actually do have experience, preferably as an executive director (ED) of an existing agency, and you have a solid business plan, you may be able to find an angel investor.

There is limited land left due to severe County regulations dominated by environmentalists.

I didn't realize they exist.

Also, when buying an existing business, it should be an “Asset” purchase, not asset and liabilities… Ask an attorney for help here… You are simply buying the "stuff" the company owns… Then you form a new entity (Corp, LLC etc) and name it very similar to the old name, so you can retain the customer base.

High real estate prices, high taxes, highly regulated, and a legal system that is very pro-tenant rights.

I see you have been a member here before the internet existed!

Existing home sales have fallen a record percentage in the last TWENTY-SEVEN years.Being a landlord, I can't help but buy all I can this year.

The management expense still exists, just the person that gets paid for it changes.Good Luck,Mike