Do not renew and then rent it back to her and the housing authority will then pay you more Makes logical sense right haha   

"Right to Rely on Instructions; Exceptions.Qualified Intermediary may act in reliance upon any instruction, instrument or signature it reasonably believes to be genuine from Exchanger, its officers, attorneys and other representatives, and Qualified Intermediary may assume that the person giving the instruction, instrument or signature is authorized to do so.

However, there are some additional steps involved with Section 8, like coordinating with the local housing authority.

I didn't see a Biggerpockets book on commercial properties (maybe there is one that I didn't find) and I don't know which book to buy or which author to trust on Amazon.

So, I’d dig into the numbers before making a call.Local zoning and code regulations: Converting a multi-family property to a single-family unit might require permits or specific approvals, so check with your local building authority to avoid surprises.

Dust and spider web all over the place, kitchen and oven was disgusting, somebody did their business in the toilet and it was still marks.

Unless your Heloc rate is well over 9%, youre better off just applying your excess cashflow toward paying down the Heloc balance, which will immediately reduce the interest that accrues the following month.

A third friend of mine was looking on the web and saw some "deals" in Cape Coral. 

My clients and I have used Cost Segregation Authority with excellent results. 

And behind the umbrella policy can be a complex web of corporations, LLCs, and trusts to protect you.Asset protection can get very complicated.