@Clay Hall, I like a HELOC on my primary residence as an emergency fund, and wish I’d had that extra money when I got started, simply as reserves.  

If the tenant makes sense, the rent is there, and it all works for the particular property, I'll go with S8.But I'm not the type to turn down a well qualified cash paying tenant simply because I only want S8.

Thank You  @Wale Lawal and @Robin Simon Yes I am leaning towards BRRRR, though still figuring it out as to criteria of how much distressed a property should be or how to determine how much work it needs.

just be thankful you can get one at all. most banks simply dont offer these.

As an agent, I literally get paid to be right when I determine fair market value on a listing.

We ask simply questions, like were they late, did they have lease violations, outstanding debt and would you lease to the tenant again.

You will wonder why you didn't move them out in the first place and bump up to market rate.I recommend studying your market to determine a fair rate.

When the transaction didnt close, you simply should have received your funds back.So what Im seeing here is the guilty party is probably the title company.

For those who have done a base rent + percentage of wedding event operator revenue, what percentage did you use and how did you determine it?

Section 8 voucher has income restrictions can be found https://www.huduser.gov/portal....  2nd website you should be exploring PHA website to determines eligibility for the program.