I have been trying to avoid the coaching programs (limited capital) but it seems like I might need one if (and/or)  not a lawyer on retainer to sort  through it all.

One unit is occupied by a low-income senior not on the Housing Choice Voucher program and paying well below market rent.

This criteria is for 1-4 and 5-8 unit programs.

It's typical to sell 40k programs to people after the free or low money get together.

The loan programs of your buyers will dictate how much of a credit you are allowed to apply to their closing but it certainly helps to move inventory when you offer an incentive. 

Of course you take govt programs.

So don't leave anything in an MTR that is irreplaceable.In addition to security deposits, you can also use the AirCover program for Airbnb bookings and third party services like Waivo and Safely that provide mini insurance per booking.

City National Bank has a $50K grant program for homes in certain neighborhoods.

I went to a learn-on-the-site program that our local REIA had recently.  3BR/3BA house, owner is probably in 145K after fix up (I know the purchase price, don't know what was spent to get it ready after purchase) and a handful of years later it's now worth 190K. 

You will have to meet the criteria but it is doable.There are a bunch of lenders on here that have programs so get with them, like @Jeff Chisum and see what's what.