My rental units have poor insulation in a building I own and I’m trying to evaluate how to improve and the best way to do so.I’ve heard that putting spray foam insulation is an option.

Building roads and extending utilities comes after a lot of other expensive and time-consuming work.

We are/were hoping to put a $60-70k down payment on a higher-end 'A' new build property with Rent to Retirement as I really like their business model/community, rather than a smaller down payment on a refurbished property in a 'C' area.

It is important to build a team that understands the unique dynamics of this market.Given your experience and substantial equity, sounds like you're in a prime position to capitalize on new opportunities. 

Looking to build a Real Estate portfolio to reach financial freedom, interested in BRRRR

New construction may be an option, many builders are offering rate buy downs and closing cost assistance and then you get quicker appreciation when they continue to build out the community.

@Alex Johnson Detroit-Michigan falls in the middle of the pack regarding "tenant-friendly".As you start to build your Core Four, NEVER believe what people tell you unless they can explain it logically or provide 3rd party proof.Here's 3rd party proof that Michigan is in the middle of the pack:)https://realwealth.com/learn/landlord-friendly-states/https://www.lawdistrict.com/articles/most-renter-friendly-us...

I had built a new build on Aiken  First modern design on that side of town ;)

I hope to build our property management up to that level someday. 

I've had to pay for some insurance premiums and some late penalties on property taxes but i can say, I've never been successfully sued in 15 years, because our process is well documented and its not a pattern or pervasive or malicious in intent (Some elements needed to sue in my opinion) if we make a mistake and, I've always made the borrower whole.