Also being open to section 8 could help with keeping vacancy rate low.

With the idea you get your 6k back when fund deal/deals  MLM all the way sell the futures and the deals that Cogo did pay me off on as you stated took forever to fund and the rates were even higher than mine :)  Its just a very good Guru selling his stuff we all know they make the money selling the 6k how to become a lender. :)  

I know of at least two big players in the lending space who have begun asking for a higher rate if you had in a sec 8 / HAP leases.

Are they at market rent, or locked into below-market rates?

I'm trying to raise funds from my family and I am being asked to produce pro-forma scenarios at 2, 5, and 10 years which should include IRR and ROI.

You may find that the payment was made directly to the tenant; you may find it has not yet been funded. 

Sometimes they’ve already negotiated solid group rates.

Those funds are not mine until there is a sales settlment, or default or refund to the buyer. 

When you consider that I only work about 4 hours a week, that breaks down to an hourly rate of just over $1,500 per hour.

A 6%+ annual appreciation rate is decent.