One veteran buyer remarked to me that he didn't get any properties because the prices were so high. 

If you are referring to Section 8 housing, that can be any apartment or house in the US.

First you put people on the phone, so that is an intimate situation, second you lead off telling them that they are basically guaranteed to make $500k and will do so for as long as it takes until they get there, then later say it costs $15-40k .. they even say once you make the $500k you'll get the $15k-40k back.What is most disappointing about this is as I did my diligence after the call I found a youtube video of a lady who is NOT a high/medium income individual give her review of the program and she had nothing bad to say about it, she just said she was unsuccessful because she didn't put in enough effort because she had too many life situations going on.

The #1 determinant is the Tenant Pool.If you don't believe us, try putting several Class D tenants in Class A apartment buildings and watch what happens.

In a climate like this with high rates, probably better to use a Heloc so you keep the lower rate of your 1st lien.

And if it's a high amount, would you be better off just using that as a downpayment and get a standard new investment loan?

We are NOT a fit for low quality assets such as C/D or uber high input such as sec8 or mid/large MFH.

The monthly cost is high, but we currently are cashflow positive about $1,200 a month.

Quote from @Tannia Castro: I would say the key would be to narrow in on an area (this could be a city if you are not from that area and investing remotely), or this could be a part of the city (some local streets) if it is in your backyard.

Some theming is basic and some is overdone, try to be unique or at least high quality, not a place you want to skimp.