The risk to my business is much too high just so the agent can make a little more money on the transaction. 

I highly suggest getting to some local meetup groups...here is BPs list:  https://www.biggerpockets.com/forums/521-real-estate-events-...I also have a full list of the chicago meetups that I can share with you too if that'd be helpful.

Leveraging a property in todays environment of high interest rates will not get you cash flowing. 

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

Typically, the initial upfront for the rehab is either cash or a high interest loan (hard money or private). 

I HIGHLY suggest you connect with a local expert such as @Josh Green.

It provided loss of use coverage and high liability limits but at less than 50% the cost of the quote I got from Proper.

We’re really best suited for those high income earners out there with strong investment experience and cash positions to literally take the reigns and create a strong cash flow product and tax write off for them with minimal time spent on their part.

On the flip side, if you've got a bunch of Section 8 tenants living in a building that's in a neighborhood where a lot of the tenant base has good jobs, high credit scores, and are generally reliable people, you've got the most risky tenants in that tenant base and that ain't what ya want.