Develop a program coming out of college.  

We also prepare their 1099's for each year for free.

A mentor ship program is how most people do it.

If you're prepared for that and you can still see some form of upside in the deal, take your shot!

A while back, a friend of mine stumbled onto a Virginia closing cost assistance program that wasn’t widely advertised..ended up saving $5K just by asking the right questions.

It sounds like you've done a lot of the preparation work required to hit the ground running. 

As explained in this article, seller financing works best if you understand the needs of the seller.https://www.biggerpockets.com/blog/seller-financingReally dig into this topic and ensure you understand it and are prepared to use it.

I know many landlords set a credit score threshold around 580-600 for Section 8 tenants since the program provides a rental guarantee.

If not, prepare to spend quite a bit furnishing it as in $20,000+ and probably way more3) Are you wanting to become more active in investing and hosting?

Personally I think this is where a lot of sale lease back programs fail the seller.