I held each until a change in either market price or net asset value resulted in the REIT stock discount being lowered by 30%.  

Lenders will lend the lower of the amount between LTC and LTV.Do you require an appraisal and survey?

The couple's current rent is similar to ours The sister is has no rental history due to a recent divorce.We're torn given 2 out of the 3 people have lower credit scores and it's not a family moving in.

If you want the seller to accept a lower offer, you can’t offend them.  

when I used a capital gains calculator online, if I put zero money down and put the 2 loans, the cap gains is a lot lower than if I just recorded 1 loan and entered the money from the downpayment loan under cash.

My experience is the min is around 15%, but I've read some posts on BP that some lenders can offer a lower minimum (but that usually means a higher interest rate).

I'd lower the price slightly below your competition and get real reviews.Be customer focused.

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 definitely factor in some substantial capex/ maintenance and repair costs which could lower your returns.  

While borrowing for a down payment is risky, increasing your savings will lower your interest rate.