I tried to create rapport with the owner over the phone but waited to present my real agenda only in person.   

Just be mindful that you can't 1031 a personal residence but it might be eligible for capital gain exclusion from section 121.

Personally I like the Section 8 program when the property is located in a super poor area with a ton of blight and crime.

Your ability to connect with them on a personal level matters more than your offer.Think about it:  • The “Used Car Salesman” is only focused on closing the deal as fast as possible.

I'm not an loan officer, but I know some banks locally like ORNL Credit Union have offered a 0% down conventional loan product.

Not talking about you personally.

That first deal after a break can feel like a big leap, but it sounds like a great opportunity.On financing, seller financing, private lenders, or portfolio loans from local banks could be worth exploring if you want alternatives to hard money.Excited to see how this deal goes for you.

At this point, I would recommend having a line of credit to cover these things so you don't have money sitting in the bank doing nothing when it could be put to work.I have 33 units, no debt except for mortgages, and excellent income.

So the question becomes based on their individual and personal tax situation what is the estimated tax burden they'd save? 

Our economic system has inflation, which favors the banks, baked into the system.