Also they may want a PG from you as the sponsor, so are you willing to put everything on the line?

I had to protect my bank whhile he went broke so I ended up paying for a few subs twice..

Fire sprinklers, plumbing, sewer lines (to city main), electrical, kitchen, bathrooms, flooring, driveway with four cars parking spaces, and foundations.

Section 8 pays $1,590 for a 3BR unit.

New roof and gutters, updated vinyl double pane windows, resurfaced parking lot, and upgraded main water line.  

To make up the difference of the total price, I used seller credits, lines of credit, and second mortages on other properties. 

Bonus points if I can incorporate technology to streamline applications.

New everything: fire sprinklers, plumbing, sewer lines (to city main), electrical, kitchen, bathrooms, flooring, driveway with four cars parking spaces (it did not have one, can you believe it?)

How much less will a potential buyer pay for the house, now that one "bedroom" does not have a closet?

The 1031 exchange is what allows them to do this without having to pay tax on the gain or depreciation recapture.