PM me if you want some information on HUD's 232 program to get up to speed on the details.As a side note, I wouldn't consider an ILF property as a possibility as they are almost impossible to finance.

Do not consider an applicant until you have a complete application from them.

In other words, you may only be able to build out the multi-units up to the zoning density limit, and then they would consider an adu.

Lastly seller's with a low cost base, could consider an owner carry, in which the transaction would not necessarily be subject to a third party appraisal or conditions. 

You may want to consider an equity line of credit to pay off some of those credit cards; that would provide you with lower interest rates and funds that you can withdraw from the line for cash and other purchases. 

Rented out an SFH in Emory Woods Estates neighborhood this week for what I would consider an aspirational rental price and was flooded with out-of-state applications (NY, NJ, MA, CA) many were Residents at Duke.

I'm interested in properties (land) that has a lot to offer, or properties in proximity to things that I consider an attractant.

I know under certain circumstances they consider an arm's length transfer differently.

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is likely to be higher, then you may consider an umbrella insurance policy.

When you accumulate enough asset consider an umbrella policy.