It is a 4 month program for $8000. 

Similar for bathrooms if virtually all are multi bathroom but you find a single bathroom, making it multi bathroom via new construction could be a value add.There are more sophisticated value adds such as add multiple adus via bonus density program.  

I was not involved in contracts, funds, etc. 

The S8 program was never designed to put S8 tenants in Class A rentals!

I believe a large amount of our ad spend was spent to advertise the program.

No matter what program you use, you're going to see a major jump in pricing/rate from 25% down to 20%, and again from 20% to 15%.

I've paid my dues in multiple different programs through the years and I've had some amazing experiences as a result and some not so good ones.  

The Fannie and Freddie programs handle this issue slightly differently.

I use to rent to Section 8 in Philly but the program started to be too much of a headache. 

This has also allowed us to provide some excellent incentives for our investors, locking in long term debt currently at 3.75%  through our in house financing program.