When was the last time my coach/mentor/instructor personally closed a deal? 

The pro development and affordable housing advocates use the term NIMBY, but I suspect it is the rare person that buys in a single family zoned area that would be thrilled to have 17 units (qp16 additional units added) in the lot next to them.My initial protege was the land source on this effort.  

Point noted about not being able to underwrite without seeing things in person.

If a property goes into foreclosure on a second, as Ken said you will either be buying it subject to the first mortgage - meaning it's your mortgage now - or the first has to be satisfied to take possession of the property - or the owner of the first is going to be there bidding what they are owed, so you would need to outbid them to get the property and then you are the person paying off the first mortgage. 

Other CPAs and firms have quoted me 5k-10k+ but are no where near as responsive and personable as my current CPA and accountant.

Maybe the section 8 person can help advise you, but I'm certain they will give a disclaimer with anything they say that you still need to consult your own lawyer or read the rules.

Quote from @Zach Howard: I think it's probably better to hold real estate in an LLC than in my personal name.

When I encounter this type of client, I do everything I can to convert them into one of the previous clients.First thing I have them do is run all their income and expenses through a separate account instead of their personal account. 

Spreadsheet sounds like my own personal hell.

I've personally done just about every rehab scenario, properties I've lived in, properties bought as investments and even properties bought at auction.You've gotten good advice from folks on this list.