It's much easier to buy a home and convert to a "Sober Living" or ALF type business if you already own the home versus trying to buy it as a commercial business.Its also a much more cost efficient approach versus a nightmare "Subject to" contract or Owner finance where you open yourself up to other peoples problems like probate, litigation, seller remorse or unforeseen family drama last minute or after death of seller who is still holding note.I just completed one for a client in Oregon who purchased it as a Second Home to put less money down and converted it after the fact and changed vesting to LLC.

This will be my 5th BPCON, it's always a huge ROI each year I've attended.I've directly gotten deals, improved financing options, operational efficiencies, industry insights and so many other benefits. 

those are risky plays unless you have a very clear path to own 5 to 10 in a short amount of time so you get efficiencies of scale.

The fastest way to scale is to focus on repeatable buy-and-hold deals in a landlord-friendly market, keep your lifestyle low (which you’re already doing), and redeploy capital efficiently instead of tying it up in one expensive property.

I had the guy who installed it tweak the sensors, up the heat level, and put in more efficient showerheads.

The "REI App" Stack: While my property manager will handle most daily operations and provide a monthly report with the rental's expenses, I want to stay efficient and "dialed in" as an owner.

If well coordinated, at a minimum that provides 30-90 days without being responsible for the mortgage payment.Investors exploring this strategy will want to emphasize efficiency and be sensitive to PPP (Pre Payment Penalties.)

That way I have a project manager on staff and we manage all the subs efficiently and never hire a 'jack of all trades' GC and only go with speciality subs to do all of our BRRRR's.

I’m focused on assets where strategic improvements and operational efficiencies can drive increased NOI and long-term value.

They’re not wondering if the deal is going to fall apart at the last minute.When we understand their goals and how they structure deals, conversations get more efficient.