Closing on my first rental property in 2 weeks and would love a copy of the .pdf you mentioned above.

I had called a few who didn't understand the concepts I was mentioning. 

I agree with Laura, if this is a long term rental it would be hard to convince the tenants that they have cameras on the property that the owner controls even with all the stuff that you mentioned (does not turn, only for surveillance for crimes etc.). 

She is very old school, she mentioned that the seller would only contribute to the “traditional” closing costs, around 2k 

As mentioned in the initial post, I am still new to all this so any insights help!

You got the softener for zero cost, and after it is paid for in 24 months you have an additional $35 in cash flow for each property, not to mention enhanced value for each property and happier tenants.

All the areas you mentioned have much more crime than any neighborhood I'd want to live in.

Not to mention, you've now become reliant on a 3rd party for income streams, and yes, they do occasionally run short of funding and, yes, they have no compunction with telling you to pound sand until they get new funding. 

I saw a mention of providing first time homebuyers more down payment assistance. 

Not to mention, they also snipped all of the wiring in the basement of the home running all over the house, so there is also major electrical repairs needed.