So, with that your buyer will likely have to go with a different route than a conventional loan which will likely require a higher down payment and have a higher interest rate. 

HMLs would be able to fund the entire deal and give you money for the rehab; however, this would come at a higher interest rate (5%-12%). 

Don't worry about the rush to buy "before prices/interest rates/XXX" rise" there are always deals out there you may just need to be patient and wait until the time and right property comes along.

Wait for the intrest rates to drop a little?

I've seen it done two ways:Flat rate lease - The operator signs a lease for a flat rate and runs the business collecting their rent and care fees from the residents. 

You should look for a property that has a minimum of 85% occupancy and has a cap rate of 7% or above.

Almost anything anywhere at today's rates and prices.  

On top of that, I must have shopped around to almost 20 lenders and their interest rate/LTV were the best I found thus far for my credit average (around 690 at the time).

If you have 100 good reviews and then you get a one star from her your ratings won't even drop.However, most guests only have a few reviews.

To me, this would have never been the conversation a few years ago when rates were more comfortable for the average investor (likely 5% and below), but it is the reality we are in now!