now if you could get a seller to be the bank I get that you could smoke and mirror those deals.. but i would think those would be picked over low value or properties in the worst areas of town etc..   

Low value markets might be Pennies on the dollar like you allude to. 

If I ever run low on reserves, I can easily transfer funds from my personal to rental account.

And like many other cities, vacancy rates are still low, lots of demand for housing of all types.  

Low and behold they just shut down my membership. 

Can you lease an apt under USDA low income and have someone else live there???

It’s on a quieter street, low income area.

Note the property tax will be -10% on the rent by itself.Month 0 to 24: $2450 * 0.5 - $1573 =-$348/monthMonth 24 to 60: $2450 * 0.5 - $1541 =-$316/monthNext issue is due to the low leverage starting at month 24, the ROI takes a beating.  

Looking at this mathematically, if you assume a 50% non-renewal rate (industry standard) and use the low end of the range of $5,000 per non-renewal, there is a loss of $50,000 per year on a 20 unit property.

Her credit is that low because she is financially irresponsible.