AshleyNormal, however you have wide latitude in the actual agreement you agree to sign, how long, how much commission, that’s not to see individual agents have to agree to your terms, but if you feel uncomfortable with the terms you are free to negotiate or shop around, however an agent cannot legally show you a house without an signed agreement of some sort. 

The maximum special allowance of $25,000 ($12,500 for married individuals filing separate returns and living apart at all times during the year) is reduced by 50% of the amount of your modified adjusted gross income that’s more than $100,000 ($50,000 if you’re married filing separately).

I wouldn't be buying in CA.Growing up in the SoCal area, yes the appreciation has been great the past 20 years; but they way the state is headed, people continue to leave.Red tape in California has caused business to evacuate, high net worth individuals are also beginning to exit the state.Food for thought.

As others have mentioned, the percentage of savings you get back really depends on your individual tax situation, including your tax bracket, state, and other factors.

With your own capital and access to other individuals you know well that have capital you could start that way..

These 2 individuals appear to be a mother/son.

I have reaped huge rewards from investing in the red hot Bay Area real estate market.

House hacking is another excellent strategy, especially for getting your feet wet in the investing world while minimizing living expenses.Your goal to invest in affordable housing is commendable and can be a rewarding niche.

I'm surprised that someone who recognizes the illegal importation of often unvetted individuals would seek to find yet another way to fleece the taxpayers.To answer your question, though, it would appear that the money being made is passing through non-profit agencies who then make the decision where to house them. 

@Casey Hamptondon't partner - too small, too complicated.you should both just save up to afford your own individual house hacks.