Wow, I wonder how much of that is attributed to the slow moving housing authority versus the flock of section 8 investors to Birmingham saturating the market. 

I'm in NOLA and it is brutally hot and humid here in the summer, so I've always attributed the difficulties to that. 

They need to compliment your skills and attributes, have integrity, share your goals and motivation, and in your case, be willing to risk their money for the investment. 

@Russell BrazilI also heard a cool quote attributed to someone famous.

If market is 3% you might want to sweeten the pot and make co-op 3.5% or 4% to stand out among the other properties.

As the seller, allowing buyers to finance the purchase through you helps your listings stand out in the market.

So, they tax that portion of the gain attributed to the leverage % of your investment at sale which today is at the corporate tax rate, currently 35%.  

This means that you’ll be able to provide great relevant content, and stand out big time.

At first I just attributed it to my subconscious mind going to work for me to ensure I am moving in the direction of achieving those goals because that is the best way I had ever heard it explained in a business book.  

They also check to make sure it is a traditional HELOC or home equity loan without any balloon payments or mortgage share attributes.