Is it common for developers to use subsidies to cover 100% of the construction costs without needing to obtaining debt or raising equity?

If you can sit on the sidelines and be choosy this requirement is fine, but you are going to have to kiss a lot of frogs before you find someone with that much cash on a wrap sale transaction...it may take 6+ months unless you advertise like a mad man3.

And plenty of people wholesale mls all the time and get deals it's actually quite common.

I feel this gives me the flexibility to find the right solution for my client and not just sell what my bank offers.I'll also throw in my 2 cents on common differences I've seen in my career:CDFIs - Because of their subsidized financing structure, they have the ability to be a low cost lender (and sometimes provide grants).

Rents have been pretty close to what the housing authorities advertise, sometimes even a bit higher.Fort Wayne’s a solid spot with low taxes and good cash flow—definitely worth looking into.

Most common scenario I see is "should I sell?"

There's a common belief that your tax person should also be an investor themselves.

And for rental houses. this is not common and absolutely  crazy to do a deposit over maybe 5k or 10k..

I'm not sure I would get to cute trying to squeeze every time out of it now with a lease that might cause you issues in the future, but the scenario you describe is common and probably smart. 

There is an HOA.We have been working with the developer to make the unit ADA compliant, and the only way to do so was to add a door from the commercial unit into the common entry/lobby, as there is an ADA compliant ramp there.