I'm a little biased but I think having an accountant that specializes in real estate and speak your language can always be helpful.

Speak with the director of development (they're not always titled that way, so just ask for whoever deals with area developments, new construction, rezoning, etc.) to ask if they'd be supportive of your plan.

That’s 3 months of mortgage out of pocket and can make Chas flow negative. im also curious if people have experience doing section 8 in b neighborhoods or just c and d 

Speaking from my experience with DSCR loans, most lenders will look at this deal as a 2-unit and qualify the income from only the 2 legally zoned units.

That said, I highly recommend speaking with a local professional in the DFW area to get insights tailored to your specific goals.

Throwing good money after bad to delay a negative report.  

Generally speaking, I'm a fan of Stessa, and I use Stessa; however, I use Apartments.com for rent collection.

The 1 mile income radius could be misleading in either way to the positive or negative if the property is on the right or wrong "side of the tracks" so to speak.The 80% occupancy, if it's solely due to the mismanagement of the current owner could be an opportunity. 

Technically it would be best to get a C Corporate or S Corp. to flip properties and since you are considered a dealer if you do several properties a year and this could have negative tax consequences in an LLC.

Just responding to your negative comment.