That’s why I’ve found it valuable to work with someone who specializes in real estate tax strategy rather than a generalist CPA.

Once you have ownership, you may need to negotiate cash-for-keys to obtain possession faster than going thru the eviction process.May NOT be a good idea to patiently wait to see what happens.

They look a little different from traditional rentals: higher occupancy, often leased by an operator, and sometimes connected to certification programs or nonprofits.From what I’ve seen, the demand is strong, but the model comes with unique considerations: zoning, compliance, community relations, and specialized tenant management.I’m curious: Has anyone here explored sober living as part of their investing strategy? 

In Milwaukee, a good place to start is reaching out to firms that specialize in landlord/tenant law since they often handle evictions quickly.

Hey Jeremy,  Yes I was an agent at a boutique brokerage that specialized in investment real estate for 2 years prior to opening my brokerage.

That being said, I had 15 years of special assets and lending background in commercial banks under my belt, so the DD part was something we had down.

That can catch newbies off guard.Contacts: There are a handful of national players who specialize in these loans (North American Savings Bank, First Western, some local credit unions).

Often the fastest/cheapest path—just document it well (mutual release, surrender of keys/possession, condition photos).Assignment of claims: If there’s significant arrearage, get an assignment (often low recovery odds, but it’s leverage).No-offset clause on the seller note—missed rents aren’t an excuse to miss your payment, so you need the holdback above.Extension option on your 2-year seller-finance balloon if occupants aren’t out by Month 18 (e.g., one 6–12 month extension for a pre-set fee).

Or, if you think there is room for improvement, you can hire a specialized bookkeeper who will bring you into their processes.Happy to discuss further. 

You'll have a minimum of six months before you could take possession, two years for a homestead, and you'll be paying taxes and insurance along the way.