Other CPAs and firms have quoted me 5k-10k+ but are no where near as responsive and personable as my current CPA and accountant.

Quote from @Zach Howard: I think it's probably better to hold real estate in an LLC than in my personal name.

If a property goes into foreclosure on a second, as Ken said you will either be buying it subject to the first mortgage - meaning it's your mortgage now - or the first has to be satisfied to take possession of the property - or the owner of the first is going to be there bidding what they are owed, so you would need to outbid them to get the property and then you are the person paying off the first mortgage. 

Maybe the section 8 person can help advise you, but I'm certain they will give a disclaimer with anything they say that you still need to consult your own lawyer or read the rules.

Ive never used a call to action or asked for business here.

When I encounter this type of client, I do everything I can to convert them into one of the previous clients.First thing I have them do is run all their income and expenses through a separate account instead of their personal account. 

I've personally done just about every rehab scenario, properties I've lived in, properties bought as investments and even properties bought at auction.You've gotten good advice from folks on this list.

Yeah I have been back and forth thinking a lot and now it’s time to take an action.  

Because personal growth and financial stability sounded like a better combo than Netflix and takeout.

Spreadsheet sounds like my own personal hell.