If you want to make improvements on the replacement property you will need to either have the cash set aside to make the improvements, or after you complete your exchange immediately do a cash out refi one of the properties to access some cash. 

(to prevent excess costs) We don’t have access to WiFi in those units.

Up front fees of about $8k seemed worth the investment to have access to $200k at my fingertips.  

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.

Most new investors look to Section 8 for "guaranteed money" and think it's easy.

Do you know if there is a lot of red tape which makes it difficult or is it fairly easy if you meet requirements and lender knows what to do? 

The airport is amazingly easy to get in and out of too. 

Paid cash for the purchase, and then financed into a HELOC to pull most of my funds back out and have access to the remainder if needed.

Does anyone have a recommendation for online calculators to map out the breakdown of monthly interest payouts easy?

Hard money (multiple lenders such as Easy , Griffin, etc) all quoting barely 80% of purchase price so I will still have to come in with 20% (deal limiting if I am also putting all the money in for rehab).