Another variable in the amount of rent that a Section 8 tenant can pay is HUD limits their rent payment based on the amount of their income. 

Thanks I have originate many of these AIO loans for almost a decade so I am familiar with the products, the pros, the cons (nothing is perfect), the qualfications needed, how to utilize them, etc.I dont use the AIO personally however Implement a similar strategy manually using a commercial line of credit which is similar in that its based on daily interest (Rate/365Xdaily balance = daily interest cost).

Well this is going to be more mandated by your investor base than anything a mentor can help you with (i.e. there are groups raising money targeting low double digit returns, with limited cash flow, and other groups that need to show mid-20s to get investor interest).Lastly, if you are looking at a mentorship: really hammer on HOW they will help you be successful. 

I’ve spent less than 150k total out of pocket investing in RE in the last 9 years and have been buying “base hits” in Dallas and Arkansas and now have 29 SFR.

If it is a contractor that is more organized they will likely do this already, if they are shooting from the hip "based on experience" they will likely just give you a total $ value. 

However, based on your timeline, it seems like your decision may have already been made.

We are northwest based and flying out to Memphis just to get update, doesn’t make any sense. 

I've been a licensed agent here in Maine at the Augusta-based Pouliot Real Estate for the last 2 years, but began my real estate career in Savannah, Georgia (my GA license is currently inactive).

We've never used percentage-based criteria, like the 70% Rule, for purchases.

.- Emerging markets could grant you both.Thats the decision that'll be based upon your comfort zone.