As far as saturation goes when the boom was hitting we started seeing regular homes and even mobile homes get converted to “cabin/chalet” rentals.  

Kudos to your regular buyer agent for "stepping aside" and staying out of a transaction where he/she might not be needed. 

If it is a regular rental, draw up paperwork that clearly outlines how much money they lent you, when it will be paid back and how much (eg if you buy a house for $400K and 10 years later they move out and it sells for $500K-do they get a percentage of the profit (after taxes and costs)?

Pref Rents are below "legal max" and can potentially remain there forever (or as long as that tenant exercises their legal right to renewals... allowable increases are based on the Pref rent as well.

I have been reaching out to him for a while now, getting free resources from him which he regularly posts about and also chatting, he has given me great advice and his resources were really helpful.

Yet courts do it regularly, and their decisions often reference intentions, as interpreted by the judge.From this angle, it is useful to guess an intention of a particular tax law before trying to use it to your advantage.

Honestly if you want to invest, you are better off having a 9-5 that will give you a good, regular income and allow you to buy rentals. 

When it comes to renting to Section 8 (S8) tenants, there are definitely pros and cons to consider:Pros of S8 Tenants:Guaranteed Rent: The government will pay a portion (sometimes all) of the rent, so you'll have consistent cash flow.High Demand: There's often a waiting list for S8 housing, meaning less vacancy time.Cons:Property Inspections: Your property will need to pass regular inspections, and repairs/maintenance must meet specific standards.Tenant Screening: Just like with non-S8 tenants, tenant quality can vary, so thorough screening is still essential.As for the down payment, yes, most lenders will require 15-25% down for investment properties.

Once you generate these investor leads, your priority should be to follow up with them regularly through call, text, email and in-person meetings. 

A 1031 exchange costs very little as it fits into your regular closing costs.