They offer a $10K repair fund to fix damages in addition to SD plus warranty for appliance repair etc.I have no say in whom they choose to move in, whether there are animals, limit on # of occupants etc. they reserve right to inspect property so i have no idea if they can tell me to remodel, paint etc.does this make sense i have a vacancy coming up in October (bad rental timing).

Caring about the quality of the housing you offer and the way you treat tenants, does more for tenancy success than caring about their source of income (assuming it is legal and verifiable, which S8 is). 

There are even ADU grants being offered.

While sophistication of your equity partners (private money lenders) will vary between residential and commercial, the principle of raising private capital is the same.You need to develop your own system which allows a constant stream of PML even when you don't need the funds and/or don't have an active deal under contract.For example; I raise private capital by offering free educational workshops for people with self-directed IRAs.

I can offer both conventional (Fannie Mae, Freddie Mac) and government (FHA, VA, USDA) options to help make it happen! 

Banks who offer construction financing tend to be 75-80% LTC and alternative/hard money lenders will sometimes offer higher LTC leverage than that.

An offer was received that I accepted. 

It doesn't take an experienced real estate investor to see through what he offers and teaches.  

I wish I had another work around for you, but I actually stopped using my business CC all together just to avoid the PITA "hacks" they offered as solutions. 

Effectively offering more than 100% financing.