We allowed the father of a tenant of ours to stay a month (as a guest) while he was obtaining medical care at a nearby hospital.

Truth: It’s critical to have, especially Medical.

Another potential market would be near the medical center to pick up some of the traveling nurses.

I will already be losing some sleep for medical call and am worried about losing the rest (whatever's left) being a landlord.

I will take advantage of the FHA loan aka "house hack". this is the best route for me because of my facilities management experience (13 years) My partner will put the down payment and ill borrow the money for repairs from a hard money or private lender.

Her cost of living has very gradually increased (HOA fees increasing, cost of food, medical bills, etc.)

You won't have as many lending issues in New Zealand (or not as many) as you guys share banking facilities. 

IRS rules disallow any direct or indirect benefit for you from your retirement account, and to provide any service, goods or facilities to your retirement account.

If this is going to be some sort of commercial facility then you'll probably need commercial financing.  

The initial and any replacement general manager or an owner/operator or other representative who exercises day to day operational authority of the Facility must attend the Strategic Training for Exceptional Performance or Advanced Strategic Training for Exceptional Performance training program as well as any supplemental Internet-based training the franchisor may require.