So in this case, flipping money unless enough to pay for pure rentals after tax issues and plentiful enough, they wouldn't do me any good. 

Marie...And from a purely financial standpoint, a straight sale with $400 monthly payments for 60 months will generate a healthy 39% IRR. 

If it was me I would do 5%, save the rest of the money to now have 15% of the 20% required to buy a pure rental :) But I am crazy and love leverage! 

If it is going to be a pure investment than it will be 20% down.

Nothing happening.It is purely entertainment.

Its purely financed on a line of credit, prime plus 1, interest only.

A pure SFH has no HOA.I think your plan of buying something that needs some work that you can do yourself is a good idea - even if it is a PUD with an HOA.

Section 8 is potentially great for cash flow from day 1 but you will need to put 20-25% down on pure investment properties with most loan packages. 

Is it purely to help your family, or are you trying to buy it as an investment because it's a good deal, etc?

Mortgage lenders will not concern themselves with your best intentions; it is not about what will be - it is purely about what is.And if the property is tenanted at the time of possession, then you are effectively applying for a rental mortgage.