I have been with a property management company for 2-3 years in Arizona and the property is being run continuously at a loss.

As the investor gains experience, they are not only able to more successfully foresee the “bumps” along the way, able to handle recessions, temporary negative cash flow, unforeseen capital expenditures without panicking, but will also recognize the opportunities necessary to turn a loss into a break even.

The program stipulates that you MUST stay in the home 5 years or you lose a pro rated portion of that 8k.

The voucher program typically determines the amount they’ll pay based on their calculations, and you don’t necessarily need to lower your listed price for utility allowances.

I would not invest with him nor buy his program.

I do want to point out though that Cleveland's population loss has finally stopped.

I just can't accept such a constant ever increasing loss, even if I can afford it. 

Loss of Use / Loss of Rents: Normally, there is a 20% included limit.

Just remember the property must be owned by the IRA, and you can’t personally manage or use it—all income/expenses need to stay within the IRA.2.First-Time Homebuyer Program:  This is what @Arthur Flores was mentioning. 

In the program, it appears that you offer a Pre-Loan Application-- perhaps this is how the program is legal?