turnkey section 8 is not going to be like buying a brand new home there will always be differed items or stuff that does not work etc.. age of homes makes this impossible. then you add section 8 tenants and  there you go

If you like help structuring this deal differently to give you more leverage, let me know, I've worked with new investors on game plans and seen others start with 90% LTV on their very first deal.

In talks on four different properties. 

I considered sound proofing the ceiling of the unit below but I’m reading articles saying that it can be very pricey and it won’t make a major difference.

Great to hear that you are exploring your investment options and learning about the different options you have.

This is a pretty critical difference.

You want to be understanding and not "kick them out", but at the same time let them know you operate differently than the previous owner and if they would prefer not to operate that way that's a decision they can make.

These are very different than Subject-To, as the loan actually transfers to your son's name, and off the seller's name. 

It also gets treated differently in Texas vs CA vs AZ.