I lived in the twin cities long ago and have some ties to the area and that is appealing as well.

It is very unusual as long as the payments are being made.  

How long have you owned it?

The reason this is preferred is because your group-home rents will be much higher than the long-term market rent on a 1007 appraisal.Answer: Nearly all residential 1-4 unit DSCR loan programs will utilize the lesser of 1007 market rents and in-place rents.

Permitting is a long process.

Although in the long term I could see a good payout it seems you would have to have years of negative cash flow. 

she is beachwoodbuyshouses on ig. i'm in MA and she is my CPA. she specializes in RE and is also a VERY active investor herself. she's based in long island. you don't have to use someone local. 

The ac install is a one time issue but the lawnmower is long term.  

I don't think it's likely to get a long term second on a 9+ Unit in this market, unless it's a hard money second.

The best advice I can give is to learn here and then take action with the realization that everything isnt going to be perfect the first time around, but if you continue it will pay off in the long run!