I secured my first duplex in Rochester and it is fully rented generating better than expected returns.

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

. - that were new when the S8 tenant moved in 1-2 years ago.Another challenge of finding S8 tenants is many EXPECT you to waive application fees and security deposits. 

You can get another $5-10 per night just for allowing pets (don't forget to take a security deposit). 

For your existing primary, you will need to have it leased with the security deposit and first month's rent collected.

Always ask for references and examples of similar projects (pictures)The Red Flags you have to Avoid:Lowball bids (too good to be true often is).Poor communication or delays in responding.Hesitation to provide references or sign a detailed contract.Cash-only deals or pushy behavior to secure the job.

In addition to using your own funds, have you looked into securing grants to "stack" the capital you have to still acquire properties?

I highly recommend 51west properties, they're guaranteed and secured.

You could setup something where the fees are deferred until you secure the construction loan and then pay them 1.5-2x their standard fee if they waited the 6-18 months to get paid.

Remember, the notion of amassing wealth without investing is a dangerous myth perpetuated by self-proclaimed experts.