The current Cap Rate was around 13.6% and the ability to grow to about 17.76% with some work and updates allowing to bring the rent rates up the the National County average in my State.

I don't want this to have a drastic effect on my ability to continue borrowing in the future so I'm trying to figure out how to hold this asset appropriately.Your insight in any of the above is greatly appreciated!

Section 8 probably won’t allow you to sub meter and have you issue a bill.  

Each state is a little different but you typically received the HOA documents and have a few days to review them and have the ability to cancel based on review of those documents if you dont like what you see. 

On the brokerage side, if you can educate clients on their options and ability to use the state VA loan in addition to the federal, you’ll be light years ahead of other folks.

NO damn it, you made the deal because you (luckily) reached a motivated seller.The method how you reach them does not matter  in the sense you are applying this.Yes if the government sends bills using a yellow card and people in your town are used to yellow cards means you got a bill, of course do not send out yellow cards as your DMM piece.But apart from that obviousness, it is not the "text" or the "voice" that inherently works better.It all comes down to yhe list. to whom you are sending your message to.Everyone keeps thinking that there is a magic delivery method that gets you better results.People think!!!

While I am sure this might happen, sellers dont have to accept any offer and many times the offer that is accepted has what the seller wants - for example a fast close, short contingency period etc. lots of times its not about being top bid, but the ability to close. 

If you do not have any capital up front or the ability to raise capital, then perhaps wholesaling would be a better option to start with.  

I’m completely confident in my ability to negotiate the transaction just as a 3rd party would.

Tiffany is extremely patient, has great ability to make the process easy and painless.