Unfortunately these guru programs are rarely (never?)

These type of investments are illiquid, long-term and completely out of your control. 

Consider the security deposit waiver program.

I have confirmed what @Garrett Brown shared -- my best option is an SBA disaster loan with a lower than normal interest rate to pay off our mortgage and then I can also hope for / pursue with others a land buyback program for those of us who have floodplain property that FEMA won't reinsure.

With the new rent control policies, there is zero incentive to lower rent as it may take years before you could recoup that with the minimal increases they allow. 

I need to investigate more about how to control a LLC or trust like you mentioned.

One of the primary issues is the impact of rent control policies.

Generally 1-4 units have better terms compared to 5-8 unit programs. 

This thread is getting old but thought I'd add my $0.02 anyway.I've purchased non-performing assets from PPR and, back in the day, went through their education program.  

(HACW being "Housing Authority County Wake"; and HAP being "Housing Assistance Program").