When you say "section 8" tenants, are you looking at low-income housing tax credit type properties, or standard rentals that are in lower income areas and therefore cater to HCV tenants?  

Access to these,  I do not believe requires a license, but it is in the thousands of dollars for access at the level you need.

Of course if we refinance our DSCR loans we will have a 5% PPP which is not a fun pill to swallow but for some properties with a low LTVs, we're open to it.We need a loan product that is asset based.

You need to remodel to about that level of finish to be competitive.

Unless you bought in D class, very low appreciation area, you should be sitting pretty. 

If for aging population he might do ranch versus multi level.  

Not sure how one would make money on this. they are following the buy high sell low concept of investing. !!

You could structure the deal with seller financing to bridge the gap.Possible offer structure:-Purchase Price: $170K - closer to actual value-Down Payment: Low or zero down to conserve cash-Interest Rate: 3%-5% - or better yet, 0% if the seller will agree-Monthly Payments: Interest-only or deferred until the sale-Balloon Payment: Full payoff in two years when you sellIf he wants $200K, you can still make an offer of:-$170K purchase price + $30K as a second lien due at closing-Seller carries $170K at a low interest rateHe would feel closer to his number, but you still keep within reasonable investment limits.2.

It's no different than investors buying and negotiating low prices on distressed opportunities.

You can try reaching out to a bunch of them but you most likely will get lackluster response if you don't show some basic level of commitment on your end.