When I bought my laundromat, safety was the first operational problem I had to solve—not revenue or machines.The store sits in a busy Food4Less shopping center, which means constant traffic.

Lender safety (DSCR first)If DSCR can’t stay ≥1.30 using conservative vacancy + real CapEx + turnover, I treat the deal as already broken — regardless of what the cash flow “looks like.”2.

Tomorrow I’m walking my first true heavy, systems-driven BRRRR in Cincinnati.I’ve owned buy-and-hold rentals for years, but this one is different:•Double-layer roof at end of life•Knob & tube present•Foundation cracking + grading issues•Water intrusion in basement•Safety and code upgrades neededThis isn’t cosmetic.

Over the next year or two we’ll be focused on paying down debt and rebuilding our down payment/safety net, and I’d like to use that period to seriously educate myself on personal finance and real estate.My main challenge is the sheer volume of information.

Sellers are cooperative and will consent to assignment + carry seller financing (REC) for a qualified buyer.Property Specs:Address: 19 Garden Park Circle NW, Albuquerque, NM 87107 (Near North Valley – quiet, near Rio Grande Bosque/Old Town/I-40)Size: ~3,600 sq ft, 8 beds / 3 baths, 1-story on 0.25-acre lotBuilt: 1952Features: ADA compliant, full sprinkler system, FDC connections + riser room (fire safety infrastructure—major value add for conversions)History/Use: Previously Angel Wings Assisted Living Home Care (licensed small facility); currently marketed as Casa De Azul B&B (guest rooms, shared spaces, kitchen, patio)Zoning: R-A (supports residential, group home/assisted living, home-based B&B/short-term rentals)Key Terms from Signed Agreement:Purchase Price: $555,000 if exercised by Feb 28, 2026 ($565,000 if extended to Feb 28, 2027; expires March 1, 2027)$10,000 non-refundable option fee paid → credits to down paymentSeller Financing (REC): $500,000 @ 6% / 30 years; monthly P&I ~$2,997.75 (plus 1/2 taxes + seller's hazard insurance)Down Balance: $45,000 (if by Feb 28) or $55,000 (later) — effective total down ~$55K/$65K with creditCurrent Rent: $4,000/month to New Mexico Escrow Solutions (no deposit; tenant handles all utilities/repairs/exterior maintenance)Insurance: $1M liability required (naming sellers/landlord)Appliances: Washer, dryer, refrigerator conveyEscrow: New Mexico Escrow Solutions (fees split 50/50)Market / Upside:Current Estimates: $580K–$650K+ (Zillow $588K, Movoto $638K, Homes.com $621K–$680K) — built-in equity + niche potential (assisted living/B&B conversions save big on retrofits)6% financing beats current market ratesAssignment:Fee: $80,000 (covers $45K down balance + my recoup; nets me ~$35K)Open to negotiation for quick, clean closesMotivated to exit after ~11 months.

You’ll pay a leasing fee, but you get to watch the pros in action and soak up the process without learning everything the hard way.Here are a few things to ask and study while they do their thing:How they market the property and what channels actually work in your areaHow they screen tenants and what their screening criteria is (credit, income, rental history, etc.)What lease documents and addenda they useHow they handle deposits, move in condition documentation, and lease enforcementHow they spot property code or safety issues before they become problemsTreat it like a paid internship.

We rejected and made a trust and safety case against her. 

Anything that is a real safety or maintenance issue should obviously be fixed. 

That gives us an accurate snapshot of the current condition and confirms the home is compliant with local property code and safety requirements.From an admin and risk standpoint, we make sure all the basics are locked in:Verify ownershipProper insurance in place with us listed appropriatelyGate codes, alarm access, utilities, warranties, HOA infoFully executed PMA and tax documentsEqually important is setting expectations upfront with the owner.

Successful operators maximize offseason programming (events, summer activities) to stabilize cash flow.Waterpark ResortsWhat defines them:Waterpark resorts include indoor or outdoor aquatic facilities of at least 10,000 square feet, featuring slides, pools, and interactive attractions designed to drive demand.Investor considerations:• Family-oriented demand with strong repeat visitation• Indoor parks can reduce seasonality• Water attractions significantly boost length of stay and ancillary spendKey risks:• Substantial upfront construction and mechanical costs• Ongoing safety, staffing, and maintenance requirements• Higher insurance and operational oversightInvestor takeaway:Waterpark resorts function as entertainment-anchored hospitality assets.