I spent thousands on rehabbing prior to her move in.

HOA and back property taxes will be paid prior to or at closing when they resell it.....no need for a delay to resell it. 

If you have multiple offers on the house it may work against you because everything will have to be fixed prior to closing and the sellers usually go with a flexible buyer.

Assisted living is a fantastic business model but it's not just not for meMy objective is real limited, I just want to have a policy that can legally say no kids, and also allow me to stick with mature adults as tenants. 

One of the things I've heard about hard money is in addition to higher rates, they have pre-payment penalties.Current or prior ownership of real estate: as stated, I am currently renting and intend to rent for at least another year or so.Value of property at present and/or your offer price: $158000 (zestimate)After repair value: $Anticipated or actual appraisal issues: will perform one during due diligence Current rents per month: $425Fair market rents per month: $500Down payment or equity: $30000Source of down payment funds, if applicable: see aboveIncome Source: Salaried/hourly W2, VA comp, Gross monthly income (optional): $1800 tax exempt, approx $4-5k in base wage (+ OT opportunities)Monthly debt obligations appearing on credit report, plus (if applicable) personal rent and alimony/child support/etc: $800/mo in rentFICO: Excellent Credit issues: None.

If for instance, you're planning to stay local, then consider the demand and supply for each asset class in your local market prior to making a decision!

States like Ohio and Florida have also made it pretty much illegal if you don't close on the property prior to advertising.

This could be a state specific question but in AZ we don't need any reason but we do have to give notice of non-renewal 30 days prior to expiration.

2/ you’re buying from a turn key company so they have to make disclosures to you as well as a closing cost sheet prior to you closing and taking possession.

However, I have taken the route of getting an umbrella policy.