I consider myself day 0 total noob on section 8.

Wells Fargo initially quoted $1M value at for the house so they said $5.5K for the county tax (.05%) and $13.1K  (1.28%) but a total of $18.6 in taxes but that seems really high

We bought land with an ocean view, built and furnished for a total investment of about US$300,000. 

I've been looking at a property, where my agent and another local expericaed investor are saying the market value for the property is $180k, but the two mortgage companies told me off-hand that I can get a loan based on an ARV of $220k.  

She ended up inviting me inside, and we talked about her wishes for a different agent, which was surprising and even a bit wild, considering I had just gotten my license and had no business cards on hand.

He seems to be well connected and has an extensive client base.My wife and I have bought and sold a few homes now, and have dealt with a handful of agents...Beau is absolutely stellar.

Here's your challenges:1) Owner is either lying about there being no leases, is totally incompetent or, the worst, is a slumlord trying to take advantage of tenants.--- Which means he's trying to take advantage of you!

I mail a brief, hand written letter where I introduce myself.

Starting out with hands-on experience is a fantastic way to build your skills, and I'm sure many investors would value your help.

I totally agree.