The note can be made more marketable by using an RMLO service who can document the file- the seller acts as the underwriter in approving the financing, but they will verify rent and perhaps in this case put together some non-traditional credit sources and income documentation in trying to establish ATP (Ability to Pay)   The seller could potentially sell the note at the closing table (likely around 70% of the Note Value.) 

Also, I'm sure this can get verified (I might be wrong) but I think if both names on the deed then both have to go on next deed, but I might be getting that mixed up w/ LLC...

Qualified Borrowers with decent credit and verifiable W-2 and/or Tax Return income can purchase a SFD, Townhome or Condo on the following program:Purchase loan at 95% LTV up to just under $851,000 with Closing Cost paid for cooperative, pre-approved borrowers. 

One year and it has to be verifiable.

That way you can pull your cash out tax free (verify with our CPA) and still own the property.The market is hot for sure.

Ultimately we still haven’t filled the vacancies and are still having issues with a sec 8 accounting ( which they claim is not their fault and I have spoken with others verifying that the sec 8 is difficult to work with and very unorganized) At what point do I cut my losses and move on to a new PM.

Verify if the wiring is copper or aluminum.

In other words, you are probably going to end up paying the bill unless you can somehow get the tenant to pay.If a tenant leaves, you should be able to verify the bill status BEFORE refunding any unused security deposit. 

From what I can tell, you have the option of using them either as your home inspector or in addition to your inspector to verify the necessity of improvements for the 203k loan (you have to use one) - https://entp.hud.gov/idapp/html/f17cnsltdata.cfmFor regular 203k loans, there is a minimum of $5,000 in repairs to add to the mortgage of the house.

Regardless if the expenses are below 40% of the PGI, it is just something to be skeptical of, not saying it's not possible, just be very skeptical and verify everything if that is the case.