Step 2- close and start rehab-- would need to pay holding cost during rehab?

Section 8 refers to a voucher that some people use to pay for their housing.

So all of the gain and depreciation recapture are initially still tax deferred.However, like Joe said, the down side is later when sold  you lose the 1031 option. the client will pay tax on all gain and depreciation recaptured from before the 1031 also. 

You also only pay interest on the amount you use.

  ( i have owned 3 brokerages over the years and will stand behind those numbers).in the RE training space my thoughts are :5 to 10% of folks that pay for training do anything with it.

I think having foreign pay stubs and the fact that I own property here with a mortgage made them decide it's too much of a headache.  

Typically this means they will take longer to close, may not have all the information for the companies they work with, and most hard money brokers get their money by taking an existing product and adding extra points to pay their fee.What is your investor success rate?

I don't know the rules in the US, but in Canada, you can do that every 2 years and when you sell, you don't pay taxes on the capital gains.

We own two beach houses in ocean lakes and they average around 50-70k/ea depending on economy etc. you couldnt pay me to buy a condo in nmb or mb right now

Sure don't do the renovation, rent it for 200/m less, and maybe that 30k investment won't pay off until year 10, but you're still investing back into your property, improving it and adding value.