-Landlord reserves all rights to reject any or all applicants that does not meet the selection criteria set by the landlord.

That, a few podcasts, a few select books, and a couple of subscriptions choke full of info material (less than 100$/month), maybe a couple mentorship programs (for less than 2K/year), and a lot of action on your part and you'll be a lot better than paying $$K for "gurus".To rephrase, do you have more money than you know what to do with or an urgent need to get it to work for you, together with a lot of time on your hands ready to take massive action?

For help with the section-8 process, it's very important to have a PM that's familiar and connected with the HUD programs in the selected market. 

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

Way too much risk but may work profitably in very select markets.

This is Los Angeles City-wide:

I would begin marketing immediately, and mention it will be ready the date that you have very high confidence it will be available.The harder part is being selective what you show. 

I also look widely for HELOCs for my own rental portfolio and am not seeing danger signs there, either, defined by me as lenders cutting off lines or no longer extending lines. 

They can take time with their search and be more selective about a property’s location and condition.

Here's an article with things to consider when selecting a cost segregation company.