Now it's well over $2M.As a result, buyers of moderate means were forced out in concentric circles. 

Just to be clear, YOU don't have to be the operator, but YOU need to have known how to do it and ensure the operator you employee (either as in house or through a PM company) needs to know how to do this at a high level.  

Look into insurance policies designed to cover tenant intentional damage or gross negligence, as well as unpaid rent.

I've had this situation before and it can work out well when you and the tenant agree to a payment plan, especially when the funds can come out of their account automatically.  

An agent has access to multiple mortgage brokers as well.

We are trying to figure out how to price this and how to vet the operators - specifically for sober home and similar facilities (we already do DSP and understand that well). 

I highly recommend a well-qualified REALTOR who works with investors and knows how to help you best.7.

If I would have known the coat I could have done by myself or with this much money I could have renovated my entire basement .

We've been investing in Fort Wayne for a number of years now and have done well.

The only way to address this is with greater transparency, not stonewalling.Honestly, any lender who can't produce something more than a "generic testimonial page" gets a well-deserved "hairy eyeball" from me!