All Forum Posts by: Mitch Tamap

Quote from @Christina Tom:

I'd love to connect with others who are in this space to learn more. My husband and I are exploring co-living but saw this as a niche of sorts that can benefit the community. We're in California but would likely consider doing this out-of-state with a good team in place. 

That’s greatto hear! Co-living and sober living definitely overlap in some ways, but sober homes are a unique niche that can really make a difference in the community while still being a solid investment. Building the right team is absolutely key, especially if you’re considering out-of-state. Having people on the ground who understand local regulations, property management, and the licensing process makes things so much smoother.

If you’d like, I’d be happy to share some insights on what to look out for when starting your first project and some do’s and don’ts from my experience. It’s exciting that you and your husband are exploring this space, it has a lot of potential both financially and socially.

Looking forward to connecting and learning more about your plans!

Quote from @Holly Lyons:

Yes! This is actually the strategy that prompted me to get into real estate investing in the first place. I am still a newbie and do not yet own one, but have a property in escrow that I believe is a perfect fit. 

I am curious about the process you have to go through for your property to be accepted and if it is different for each operator, state, etc. 

I'd love to hear some of your do's and don'ts. This is definitely the direction I am headed and I'm happy to meet someone on BP who is already doing it. 

You’re right, the process can vary depending on the state and the operator, but there are some common steps and best practices that really help smooth things out. A few quick do’s and don’ts from my experience:
Do’s:
- Do your homework on local zoning and licensing requirements early, it saves a ton of time.
- Do build relationships with the right professionals.
- Do run conservative numbers so you’re prepared for any surprises.

Don’ts:
- Don’t skip due diligence just because the deal looks good on paper.
- Don’t underestimate the importance of solid systems and tenant screening, it makes or breaks operations.
- Don’t try to do everything yourself; having a good team matters.

Every market has its nuances, but those basics apply everywhere. Happy to share more about my experience if it helps, you’re definitely headed in the right direction.

Quote from @Dominic Joseph Jean:

Quote from @Mitch Tamap:

Quote from @Dominic Joseph Jean:

Quote from @Jared Galde:

We own 50 sober living homes, obsiously this was 7 years ago, but I've closed all of those homes in the past 4 years. Couldn't disagree more with what Wayne said here. The growing need for sober living homes is incredible. Profits aren't somehow ridiculously high, but our average cash on cash return is >23% across the portfolio. 

 Hi Jared, 

I`m a college senior and I am looking to get into this space is this a viable option for when it comes to creating financial freedom?

Hi Dominic! I’ve seen sober livings be a great way to create both impact and income if they’re set up right. It’s not a “get rich quick” thing, but with the right location, structure, and support network, it can definitely lead to long-term financial freedom while helping people rebuild their lives. Happy to share what I’ve learned if you’re curious.

Hello Mrs. Tamap,

Thanks for the advice I am a senior at college and I need help building a solid structure for sober living homes. Love to hear your thoughts on this!

Thanks,
Dominic Jean

@Dominic Joseph Jean

That’s awesome you’re already thinking about building a solid foundation while you’re still in college, that gives you a big head start. A strong structure for sober living usually comes down to a few key areas:

1. Clear House Rules & Accountability: Consistency is everything. Having written guidelines, curfews, and systems for accountability (like drug/alcohol testing and peer support) helps keep the environment safe and structured.

2. Strong Leadership & Support System: Whether it’s you or a hired house manager, there needs to be someone onsite (or very involved) who can enforce rules fairly and offer support when residents struggle.

3. Financial Sustainability: Think through how you’ll cover costs (rent, utilities, staff, food, etc.) while keeping rates fair for residents. A simple, transparent budget goes a long way.

4. Community & Recovery Resources: Partnering with local recovery programs, job placement resources, and mental health providers gives residents more tools for long-term success.

5. Legal/Compliance: Make sure you’re up to speed on zoning, licensing (if required in your area), and any insurance needs. It’s not the most exciting part, but it’s critical.

If you’d like, I can share some resources and examples of sober living models that are working well in different markets. That way you can see what might fit best as you start building out your own vision.

Quote from @Joe S.:

Quote from @Andrew Lamb:

Quote from @Mina Spice:

How do I rent properties to Sober Living?

Hey @Mina Spice, are you wanting to lease to a sober living operator or run the homes yourself? I own 10 sober living homes and operate them myself in California and Massachusetts. 

If you decide to lease to an operator, I can help you identify some organizations in your area to reach out to. If you want to operate on your own, I can probably point you in the right direction. Next steps really depend on what your goals are.

 Hey Andrew,

I have a property or two that I would be interested in either setting up my own sober living home or renting to an operator. Any pointers would be appreciated.

That sounds like a great opportunity. Sober living can be a meaningful way to make an impact while keeping a property consistently occupied. I’ve seen a few different approaches work well depending on whether someone wants to run the home themselves or partner with an operator, and each has its own unique considerations. 

Quote from @Mario M Rosales:

I am very interested in Sober Living Home Rentals. Can anyone suggestions programs within the Los Angeles area?

If you’re thinking about starting a sober living home in LA, a few things to keep in mind: find a good spot that follows local rules and is in a safe neighborhood with easy access to transit and support services. Having clear house rules helps keep things running smoothly and supports the people living there. Getting certified isn’t required but can really boost your credibility and bring in more referrals—groups like CCAPP or the Sober Living Network are good options. Also, make sure you have the right insurance and build connections with local treatment centers and community groups to help keep your home full and successful.
I’ve worked with both investors and operators in this space, so I’ve seen firsthand how important these steps are for running a stable and supportive sober living home. I hope this helps!

Quote from @Lena Claybon:

I am a rehabber in Northeast Louisiana and I just finished remodeling a home that would be an ideal sober living home. It’s a beautiful 4 bedroom/3bath home that sits on a lake in a quiet neighborhood. I’m looking for a partner or partners in the home and in the business.  Since I am "boots on the ground",  I will run the day to day so this would be a passive investment for investors with monthly returns. If interested, please provide your email address and I will send info.  Thanks!

Hi @Lena Claybon Just came across your post and wanted to check in — how did things go with your sober living home plan? Sounds like a fantastic property and setup!

For anyone else considering turning a property into a sober living home, a few key things I’ve seen make a big difference are having strong management on-site (which you mentioned you’re handling), clear house rules, and a solid support system for residents. Also, understanding local regulations and building relationships with recovery communities can really help with occupancy and success.

Sharing your journey could definitely help others who share the same vision of helping people in need while making a profit. Would love to hear how your experience has unfolded!

Hey! @Casey Coffey It sounds like you’re exploring some creative options to maximize your property’s potential, which is great. Sober living can indeed be a solid alternative, especially in areas with strict short-term rental regulations.

If you’re looking for experienced operators in Los Angeles County, you might want to connect with Dr. Hunter Foote, he’s well-regarded in the sober living space and has a solid track record. 

He is the founder of Vanderburgh Sober Living and The Vanderburgh Foundation, who spent over a decade building a platform that empowers independent owner-operators to open and manage structured sober living homes across eight states.

Best of luck with your property, and hopefully this points you in the right direction!

Hi Evan, I’ve worked with investors and operators in the sober living space and would be happy to help you think through underwriting a deal. A few key things I’ve learned that can really impact the numbers are:

• - Understanding local market demand and regulations, since that affects occupancy and stability

• -Factoring in costs for proper management and resident support services, those keep the home running smoothly and reduce turnover

• -Being realistic about timelines for filling beds and the importance of vetting operators who align with your goals

• These factors can significantly influence the financial viability and stability of the investment. Hope this helps!

Good morning! Insurance can definitely be tricky for sober living homes since not all carriers understand the unique nature of these properties. From what I’ve seen working with Vanderburgh Sober Living, having a clear management structure and demonstrating strong operational protocols can make a big difference in getting insurers on board.

Some operators we’ve worked with have found success by partnering with brokers who specialize in high-risk or specialty properties. It might also help to provide insurers with details about resident screening, house rules, and support services to show the property is well-managed and low risk.

If you want, I’d be happy to share more about how we approach these challenges or connect you with some contacts who’ve navigated this successfully. Feel free to send me a direct message anytime.

Hi @Mina Spice Renting properties to sober living operators can be a great way to make an impact while keeping your investment productive. In Aurora, it’s important to understand local regulations and find operators who have a strong track record of managing supportive, well-run homes.

I’ve worked with Vanderburgh Sober Living, and we’ve helped investors and property owners connect with reputable operators and navigate the specifics of contracts, management, and compliance to make the process smoother.

If you want, feel free to reach out. I’d be happy to share some insights or connect you with resources that could help you get started.