If not, what would the cost be to cover the use as a group home3.

Part of it is the higher cost of operating a business there, and part of it is that the Contractors know that they can ask higher $$ and usually get it.

Site selection, estimating/detailed budgeting, all labor/material/soft costs are an open book with no markup/GC fee, and i own all site management from groundbreaking to closing.- Total cost of these projects would range between $390k-$550K.

it is the most powerful way to get started. 

The courts would likely require the PMC to refund the tenant and then pursue you for reimbursement -> that would cost them time & money IF it made financial sense to hire an attorney to chase you.Kudos to @Adam Bartomeo for getting this right!

Case in point, home repair and reno costs are up since 2019.

I've watched my parents reach great levels of success through real estate, and I've heard countless stories and witnessed first hand in other peoples lives the power of real estate.

How much is the average cost for the upgrade? 

That's my opinion.Another good one is AppFolio, but this is very costly.

The owner would cover the cost during vacancies and within the first week or so of a new tenancy if needed as a courtesy.