Eventually, supply will catch up to demand, and occupancy will normalize. 

Maybe under the “supplies” section?

One must consider the amount of demand +, the amount of supply entering the market +, the fact that rent control severely restricts inventory turnover of existing stock +,  drives away developers who do not want to be in California due to rent control.

Married is stronger than dating or friendship.

Oro Valley seems to have stronger annual income than Tucson according to census data.

He is fronting the costs of the labor and supplies, and pitching in on 5% of the down payment and closing costs, with what we have estimated the rehab to cost.

Don't forget about supplies. 

I am hoping to find the right forum(s) of peers and mentors, specifically in the following areas;- Buying a commercial building- Funding the start up costs of a medical office (imaging suite, laboratory, therapy equipment, office furniture and supplies, etc.)- Tax planning for start-up and profitable years.- Legal nuances of an assisted living facility and health care in general

They have much stronger asset protection laws than most states.

Purchase Price $260,00010 acres (+/-) Not in city limits Midwest US 22 total Spaces11 Septic Tanks ( 1 per two spaces ) 1 Water Meter (city supply) Individually metered electric Income - $5,200 Monthly 8 POH @ $ 4,125 Total 1 POH @ $ 400 (includes electric) Maintenance man works out his rent monthly on an hourly basis so not included in above $5,200 5 Lot Rent @ $1,075 Total 7 Unoccupied Lots3 are move in ready4 need electric pole / meterExpenses $2,482 Monthly Water $400 per month average (park pays, does not pass on any costs but "watches the usage") Taxes - $187 per month Insurance - unknown ($200 per month in above calculation as estimate) Trash $225 per month average Electricity (night security lighting) $150 per month average Maintenance / mowing / cleanup, etc... $800 per month average Property Management - 10% per month ($520)12.5% CAP Rate assuming I bring in PM and don't touch anything else.