I read a few books, one of which is “How to invest in real estate market: the ultimate beginner’s guide…” by Brandon Turner and Joshua Dorkin.

Ultimately, adopting an investor mindset means being proactive, staying informed, and continuously seeking knowledge to make informed decisions.

@Lance Turner recommend designing what you ultimately want it to be and then work backwards to create reasonable Phases to get it there.How much will insurance cost for all the different uses?

However since the accumulated passive losses ultimately do end up on 1040 as losses they do get converted to active losses.

I do NOT recommend for everyone (most people honestly haha), but ultimately glad I went through the experience. 

Start by reading the Ultimate Real Estate Investing Guide: https://www.biggerpockets.com/guides/ultimate-real-estate-investing-guide/introduction2.

Ultimately its hard for me to determine the value here with the data I already have and wanted to make sure I am not missing anything

The people you surround yourself with will either propel you or hinder you, the choice is ultimately yours to make.

Do you have standard property insurance for your houses since you are leasing to the organization that would ultimately carry the insurance for operating the sober house? 

While long-term rentals are still an option, I’m noticing that many investors are shifting towards STRs to boost their net profit.Here’s where I stand:VA Loan for leverage: I’ve found some great properties that could allow me to house-hack or set up a traditional rental.