Any home you purchase that you will not claim as a homestead (ie. - you will not occupy) will have higher up front costs. Some lenders may offer different rates for a 2nd home (like a vacation get away home) versus a straight investment home. But, most will group both together as an investment home.
Typically, these purchases will require at least 20% down (I have seen some require as much as 30% depending on the lender). And the interest rate will be slightly higher. The reason for the higher up-front costs is because of a key word in lending - risk. The rationale is that people are more like to lose their investment property if they get in a financial bind than they are their own home.
On a side note, you made mention of the property being a possible nursing home. If it is anying more than a residential 4-plex, then it would probably not qualify for a typical home loan and would fall into the category of a commercial loan, which is a whole other animal. Hope this helped. Good luck.
Darrell D. Drouillard
Home Team of America
16719 Huebner Rd., Bldg 4
San Antonio, Texas 78248
'Serving all Your Real Estate Needs'