@Jared Galde would a typical landlord insurance policy cover an Oxford House or do you need to get commercial insurance?

Just telling us the SOW you completed says nothing for the value...I can go buy a $10K crack house and put $150K into it for a $90K ARV as long as I have cash to do it. 

I've house hacked single families in NJ for 6 years and I was very intentional in the layout of the homes I bought with the intention to house hack. 

Ideally I’d like to work with someone who specializes in clients with a similar profile... active real estate income + rental ownership.

The kind of houses most investors scroll past because they only see problems.

But if you can buy a house you can start investing.  

With median home values supporting affordability and projected appreciation rates aligning with national trends, the state offers opportunities for stable cash flow in single-family rentals, enhanced by low vacancy rates and investor-friendly dynamics.If you'd like to discuss further, we are happy to help.

Now what if it was a $1m condo with very low land value?  

(Your wife thinks of this as low risk because you aren't borrowing.

These won't typically be available at traditional banks - go to a broker who will have access to them.To qualify for traditional income documentation loans with lower down payments, you will need to have filed tax returns for your business / self employment income.