Hi William,As a syndicate that works with several operator partners across three niches I created 10 tips from an insider on vetting sponsor / operators.  

I would like to endeavor into the single/multi family for student housing, flips, and the buy and hold REI niche.

You've got a few things going on here.If "there aren't comparable properties within the radius they're willing to search", then you've got a property that is unique and virtually no lender wants to lend on a unique property.The reason they're only using comparable sales is because the broker/lender is selling to Fannie Mae or Freddie Mac and that's all they'll buy. 

Find the niche or genre of real estate you want to be in. 7.

This might be your niche, that you can do better than most because you know the healthcare side of things.

Bottom line,1) evaluate your time/bandwidth/desire to be active2) based on #1, pick a niche within the field3) educate yourself4) take actionMy best!

I work with a lot of BP Members and I'm an investor myself, so I see things from a unique perspective. 

Paul likes to chime in on what he has experienced, but I think he is pretty unique.

As you mentioned, only half the property would have qualified and we had a pretty unique opportunity in North Carolina that we couldn't really pass up.

Every market is unique.