The ROI is attractive at 16%, but ensure ARV aligns with recent comps given market trends. 

Connect with the case worker for that tenant ensure you get a courtesy copy of notices they receive from S8 so you're in the loop about recertification dates, etc.Confirm the information above w/ your State S8 office but I can't imagine they won't allow you to charge late fees. 

With your point, it seems like living security of 'where's next' for them will be the biggest obstacle for the seller to overcome.

We have not been able to secure financing and had conversations about it.

@Hamidou Keita House hacking by converting a single-family to a duplex is a smart strategy, but requires careful planning.Pros: Offset living expenses, higher rental income, increased equity.Cons: Significant conversion costs (permits, construction), zoning restrictions, living in a construction zone, managing two tenants.Key Considerations:Feasibility: Check local zoning and permitting.Costs: Get detailed construction estimates.Market Analysis: Ensure post-conversion rent covers expenses and there's rental demand.Resources: BiggerPockets forums, local contractors, real estate agents.Have you researched your target property's conversion potential?

Also travelled 2 hours to find a security door design I saw in Orange Walk. 

What are the key areas I should focus on to ensure I have the right people in place?

The agreement specifically allowed KeyGlee to use the End Buyer's EMD to secure the underlying contract with the actual seller... and to forfeit that EMD if the End Buyer failed to close.

Ensure your flip profits exceed the LOC costs, maintain a financial buffer, and compare it to private or hard money loans.

While both involve finding and properly securing a site and bringing it to full entitlement, the ground-up process includes the land piece but gets way more involved and complex to execute.The full "Monty" for ground-up development needs to include financial literacy, an explanation of metrics, and how they work.