I too have feelings and thoughts about the programs.After I get past my feelings, I have found that I consistently get paid and vacancy is low. 

I feel I'm on the low end, but my COC return a year later is roughly 14%.

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).

Airbnb will send you a free Minut noise monitoring system (they did before) that can help monitor noise and parties as well. 100%I would add that your rates are too low if you are attracting these types of guests. 

Less than 10 minutes and they are done.Self Managed, Low Volume - these folks collect the same rent every month, have minimal expenses beyond their mortgage and find it very easy to collect the few documents they have to report it. 

My clients who invest in Section 8 housing do so in 'not quite' transitioned communities but that have low crime rates.

I bought this property with a private interest free loan from a friend. the person i bought it from need cash fast so i offered them a low cash offer and they accepted.I had enough money saved up to rehab the house with my savings.

So assuming your son has low debt, then he should be able to qualify for a house in the low $300K range. 

I was initially drawn in by the low fee, which has since fluctuated, but may still be the lowest out there.

I know this seems low, but the way I see it, this is how much the buyer would potentially walk away with if they posted it on the market and minus all the fees and concessions so I am getting them to that number with none of the hassle and removing the issue of a looming foreclosure.