Based on what you wrote here, I think the lesson should have been to not chase a specific number of properties, rather chase a specific number of dollars.

Spend a few hundred dollars and speak with an attorney.

In order to get the attention you want through online ads (which last I checked Facebook ads require such a wide range for the demographic that it is almost not worth it), you would likely need to spend literally thousands of dollars. 

You can also build a Modular and save a ton of money and have no problems sellng it for Max dollar.  

I don't know.So for $56,000 dollars down plus (an estimated) $7,500 in closing costs plus another $5000 in furnishings, you get an asset that produces about $500 dollars a month. $68,500 / $500 per month = about 12.4 years to get back the intial investment.  

This is generally code for they invested $25k in a sponsor's project among a few million dollars of syndicated preferred equity capital and it generally is in some type of hoped-for reposition project. 

I am not a fan of that...too many property managers will take anyone that will sign and move to the next dollar. 

They are willing to pay a few hundred dollars above market rents and would have essentially 0% vacancy since the sober living company would be on the hook for the lease, not the sober living tenants. 

Section 179 of the Internal Revenue Code allows businesses to deduct the full purchase price of qualifying equipment and software up to an annual limit.In 2024, for example, taxpayers can expense up to $1,220,000 of qualified assets.This election can apply to many types of tangible personal property, such as machinery, equipment, and off-the-shelf software, which are used predominantly in your business.Limits on Section 179 ExpensingAs attractive as Section 179 may seem, there are limits.For tax year 2024, the maximum investment limit is set at $3,050,000.If your business places more than this amount in service, the amount you can expense is reduced dollar-for-dollar over this threshold.In addition to the dollar and investment limits, the amount of your Section 179 deduction cannot exceed your taxable business income for the year.This means that even if your business invests heavily in qualified property, the deduction could be limited by the business’s profitability.Also, not all property qualifies for Section 179.Real property, like buildings and structural components, generally does not qualify unless it is "qualified improvement property."

If they hit their numbers they would be leaving hundreds of thousands of dollars on the table by financing with equity instead of debt.