Yes the lack of identical apples-to-apples comps has been an issue in the area for years.

Note that Sec8 comes with added costs & issues due to bureaucracy and state of the HUD departments in the area.

Pressure to use affiliated servicesHidden fee structuresPROFESSIONAL BOUNDARIES ⚖️Good QIs maintain:Clear fee disclosuresWritten policiesProfessional distanceEthical guidelinesWATCH OUT FOR 👀QIs who:Push investment productsOffer tax or legal advice without credentialsSuggest "creative" solutionsPromise guaranteed returns on exchange fundsBEST PRACTICES FOR VETTING 📋Check multiple referencesVerify professional membershipsResearch online presenceReview complaint historyExamine years in businessINDEPENDENCE MATTERS!

Even if the sponsor lacking knowledge and experience can raise capital through syndication, their life will become a living nightmare of lawsuits, hostile social media posts, public ridicule, accusations, legal threats.  

It can be paid off by a refinance, or a sale or cash out of pocket.The other issue is the pending divorce.

My humble advice to anyone attempting to do creative finance is:Creative finance is for experienced investors who have access to capital if anything goes wrong.Learn the lawsDon't use a contract "off the internet", laws vary by state and are also regulated on a federal levelLearn the financing techniques correctlyDon’t skip parts of the processDon’t ever do a “kitchen table” closingUse the proper deedAn attorney can help you with the legal work, but the rest you are on your ownYour guru will not bail you out“Investing” in someone else’s deal by providing a small 2nd loan so the “investor” can pay for “cash to the seller” and for “closing costs” so he can do the deal is a very bad planKnow what problems can ariseLearn the responses and solutions to problems before they are neededKnow everything there is to know about Title and what that meansKnow who a "protected class" individual isLearn the "back doors"Learn human natureUnderstand timelinesUnderstand regulation enforcement (some of these "mistakes" have a 10 year statue of limitations ( they can charge you 10 years AFTER you do the transaction) and carry hefty fines and possible imprisonmentThe court doesn't accept "I didn't know" for an answer"Know that the source of the lead plays a serious role in some states and federallyKnow how much of a "profit" pushes the boundaries to invite an investigationYou can be sued by the seller if you don’t do things correctlyYou are automatically at fault if an investigator or attorney or regulator gets involved.

Fear the issues of tenant nightmares, fantastic because you won't have that with STR. 

Any repair issues the new acquisition has you will feel to much greater magnitude due to the property carrying a lot of debt.

Having the tenant be responsible for something like the first $1000 of each maintenance issue, or $500 can be a big help.

The standard rule is $250k per person who legally owns/occupies for the 2/5 year requirement.