You're going to encounter more drama and crackhead wannabe contractors going the Craigslist route but it's also a good bet at beating down the many times ridiculous prices about 90% of companies charge when the company they work for is more than likely only paying them 15 to 20 bucks an hour anyway and offering meager benefits.

For your 6k per 4 unit capex what is the upgrade level and size of your property?  

Hi Dennis, in general the owner of the real estate that has been remodeled/retrofitted to meet certification standards for assisted living should be able to lease the property for 2-3X fair market rent of a comparable sized house.

What size is the lot?

Here are some options and considerations:Find two SF-3 lots of the correct size next to each other.

This particular town has a minimum lot size of about 12,000 sf, with 100 feet of frontage, so it looks like the lot could be subdivided if the home now on the lot is torn down. 

Everyone has great suggestions...I would also suggest "local awareness"...If you are considering a rental strategy, use somethiing like www.rentometer.com, enter the sizes and address and see what THAT neighborhood is renting for.The other thing to do is establish a relationship with an investor friendly Realtor that can run a comparative market analysis for you to establish a resale value.

Completely depends on Location, size and level of finish - if it's in a "W" town near Boston or good school area you will be a lot higher than to would in other areas.

Really you just need to look at similar sized homes with the same bed/bath and see what finishes and floor plans the ones in the top end have.  

You will probably have to talk to several people before you get to the right person any how depending on the size of the bank.