The long-term moves are to get a concession to buy down the rate for good (not a 2-1 or 3-1 buy down), it's a smaller number (i.e. .25% or .5% decrease on the rate), and getting their full closing costs covered is money out of their pocket today they'll be saving that could be huge to give the buyer more money for repairs and/or furniture along with just life expenses. 

Gotta respect the wise as long as they aren't cheating, lying, stealing or have malice intention. 

Both of our properties have about 100k in equity in them so we were thinking about using getting a HELOC on the duplex rental property and use that money for the down payment on the next property.

I would focus on saving enough money that if I had a deal go bad, then that money I saved was there to cover it. 

I spend money on postcards, distressed lists and a website.

Chi Ta program offer 12-month membership for $10k with financing and help in getting first arbitrage from landlord.I'm about to sign up but wanted to do my due diligence I want to check with people here if this is legit and if the program is worth the money they as asking for.

My realtor seems confident that I can get in with zero money down.

I also have $102k in a money market account that currently earns about 4.5%.

As you indicated yourself, it's mostly throwing away money because you have nothing left at the end of the lease.

Let us say you want to have a Section 8 rental, then first try to define what you can afford and where is that money will come from.