For the property itself I'm guessing it will be a tax loss this year when you include your depreciation and property related expenses (ie loan app, rehab, phone charges, travel, property tax, etc).

The biggest profit center for these sober houses isn't the real estate rental, but the crazy high drug testing fees they could charge, up to $400/test, and were testing every other day.

In Portland we have a local meetup that cost money its called Rare bird... now the guys running it are in the business and they are smart they charge but they also bring in good content ( I know they had me as a guest speaker :)  ))But even better is they get spoon fed deals with all the folks that are members ..

It may be a good idea to open a self-directed IRA with a custodian that charges low fees such as IRA Services Trust company. 

I have been to the County Tax Assessors website, but am not clear where to go on the site and if there are charges or not.

Is it more cost effective to just have a PM take care of this or do they generally charge a premium?

This specific disclosure is likely the reason why any of my three investigations for unlicensed broker activity ever proceeded to a fine, or a charge (I've been investigated for it in Colorado, Washington, and Oregon).From there, you as a buyer are looking for another buyer that you would like to assign your option to.

Hard money lenders for what I know have higher interst rate and charges point. 

They charge like over 300 a month now for the same thing.

I really cant decide and am not knowledgeable enough to run all of the various scenarios.However, I think I could sell them owner finance for $30k due to their location and the fact that they are all fairly new thus creating a note and then be able to charge say $200 per month in lot rent on top of that.Any thoughts or ideas?