Many investments that seem to promise higher than market returns do so because of higher than market risk.

Local relationships with INVESTORS and SYNDICATORS. 

You cannot choose a section 8 tenant over a market rate tenant.

If you do not qualify, you would then look into if you would qualify with renting your departing residence. 75% of the lease will be used to offset that departing residence mortgage. as you mentioned the timing of renting the place can absolutely be tricky so you would hope you do not have to do this.Finally, and I guess would be sorta of a trick, but we do bridge loans on occasion in this case IF you can qualify once you get the property rented at market value even if debt to income ratio is too high before it is rented.

You will have to check your local laws but I am not aware of a requirement to post to the MLS.

Let me know if you're investing locally. 

That would probably be a good market for something like this.

I don't know anyone in the area, but I would recommend calling the local REIA's president. 

Your local county/city has most likely adopted the international building code as most do.  

Quote from @Clayton Silva: 2nd position HELOCS on investment properties are typically capped at 70% LTV and have rates ranging from 9-11% just a heads up unless you use a local credit union where you have cash on deposit with them.