Anyway, the program was such an obvious BS fluff that an overwhelming percentage of students demanded their money back claiming they were defrauded.  

This is something I try to live by and teach my kids if I can - "A human being should be able to change a diaper, plan an invasion, butcher a hog, conn a ship, design a building, write a sonnet, balance accounts, build a wall, set a bone, comfort the dying, take orders, give orders, cooperate, act alone, solve equations, analyze a new problem, pitch manure, program a computer, cook a tasty meal, fight efficiently, die gallantly.

@Lillian Pintaro mentioned Birmingham, which could be a good fit given that you’re looking for cash flow.

Keep in mind James that if you made a "How-To-Sec8" success program, sold it for just $2,500.....

Small shop brokers that have access to multiple programs so that they aren't beholden to one or just a few loan programs will typically get the most competitive product for the borrower. 

This seems like a no-brainer to me and fits well into a vertical integration strategy (I'm also thinking about managing other people's rentals as even more vertical integration (aka side money).  

Again, I would say there is no one size fits all, as each have their own risks, i.e. floating rate has interest rate exposure (a rate cap is just a prepayment of that exposure and is temporary), but fixed rate has prepayment penalties.  

@Kathy Grossart,A couple of things don't fit here:1.

As the economy shifts, there will be new ways to grow your portfolio, but success will require staying nimble and informed.Bessent’s commitment to cutting the federal deficit involves a mix of spending cuts and revenue adjustments, which could directly affect government-funded housing programs and infrastructure investments.

congrats on the Naca program I have sold a  handful of my OREO to Naca buyers.. its a great program takes some resolve to go through their initiation process.