I need some advice because there may be ethical & "bleeding heart" flaws in my plan.  

Additionally, if someone knows a great tax guy/gal, that would be swell.  

@Victor S. Well

You don't get the proportional depreciation you do other places, your cash-on-cash return numbers don't look so hot, and you could bleed some cash (especially during any hiccups in occupancy) in the near-term, etc. so there's no free lunch.  

@Tiffany S. well I have a mortgage already so I'm pretty sure that will count against it..but I'm looking to do section 8 housing so I guess for my first investment I would rather just deal with a turnkey unless there is a deal to good to pass on..should I give my credit union a shot?

Scenarios like the one above will bleed a business dry.

Dogs and cats pee on laminate, hot-water humidifiers leak on it, kids start wet-mopping it when they spill something on it that they don't want Mommy to see, tenants turn off the heat when they go somewhere no matter what you write into the lease, and the stuff swells at the joints.

I don't know what your market is but $86k/unit looks nose bleed expensive to me without spending any money on them.

I was a bleeding heart at one point in my life too....pretty much until I owned rental properties.

sWell - not knowing the numbers you plugged in (assuming you allowed for repairs, management, etc.) this looks pretty decent.