I believe most of the companies doing it are smaller regional players, not the big "retirement community" developers.From personal experience, I think the smaller care facility is usually a much better choice for the residents.You may be on to a good thing here!

We got money this year from a player that is just realizing now how much his bids from 2 years ago cost him.

This will help you narrow down to the neighborhood/resort that is most like the property you're looking at.Once you have the dashboard, it'll give you estimated earnings for the last 365 days, average occupancy, and - my favorite - links to the Airbnb listings of those properties.

I do see that they are building a new resort over windsor area, maybe that might be competition? 

So if you do not have money yourself, study until you know a good deal when you see it and then you can partner with the people with the money.In baseball terms I consider myself a good T ball player.

The sponsors I know like to deal with private investors as they can structure the deal more to their liking and as a last resort line up just a smaller slice of institutional debt for the project.One of my friends takes a 50% promote on retail syndicates but has been doing it over 40 years and owns about 7 million sq ft.I am focused on the smaller retail deals to syndicate as a sponsor.

@Chris Seveney   See if Chris will chime in I Believe he deals with Partials a lot and could in fact be a player for your partials.

Keller Williams, the nation's largest brokerage, was founded in Austin, HQ is here, and remains the biggest player in town.

Also becoming the President or top player in a publicly traded company and getting that golden parachute works too.. know a few of those.. 

He must not be a poker player."