I won't be cashflowing either way (whether I put 0 or 20% down) because of the market conditions, so that's not really what I'm going for (although it would be nice).

You should verify this with official HUD documentation or through a HUD-approved lender.Term Until 2051:The mention of the loan term extending to 2051 or until the property is sold or refinanced suggests these could be loans with a long-term structure or special conditions.

Depending on condition 2 bed 1 bath units are renting for around $750-$800.

I’ve never considered cash for keys as an option, and don’t recommend it but if there is a situation where someone were to do it for whatever reason, just be sure to withhold that payment until the tenant is completely out, property is fully inspected and found to be in acceptable condition and locks are changed. 

Good causes for eviction include not paying rent, interfering with a neighbor's right to quiet enjoyment, criminal activity, living conditions that impact the safety of others or damage the property, etc.

but... in my experience, you will be in a stronger position if you build a network of humans by going to real estate meetups and really learning a market.for example - here in Pittsburgh we have a lot of old houses that need big rehabs. and the best software / AI in the world can't help me, because it doesn't know the conditions of the interior, the sewer line, etc. for most of them. 

I treat them great and keep the properties in great condition in the hopes they stay there forever.

.- I have the statement of condition that I will have the renter sign and make copies of and provide them a copy.- I will have them provide a copy of their tenants insurance for my records. - Will provide receipt for first and last months rent.- Im thinking of not charging security deposit because of all the strict MA laws and just using the last months rent as a sort of security deposit, thoughts?

I have picked out all of my own buys Sometimes I get there and have to pass based on the condition of the piece. 

. - On the contrary, if you only have a single family home and it's in great condition, what's the harm in managing yourself?