Below is a high level overview of the Freddie Mac SBL, Fannie Mae Small Loan, and HUD 223(f) programs.

We have had to walk away from some decent deals because rates were too high to make the numbers work.

So, that specific area isn’t in a high-growth stage.  

Tax-wise, rental income flows through to your personal return in either case, but transferring the title later could affect depreciation schedules and property tax assessments.

I just need help on finding a path to get my hands on the capital  I highly recommend going and taking @Frank Rolfe's MHP bootcamp but also talk to local banks

I would highly recommend your son reads "Rich Dad, Poor Dad" by Robert Kiyosaki.

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

In many markets section 8 is higher than market rate. and investors need that extra return to mitigate the risk of sec 8 tenants generally speaking.

And this deduction should be reported on the return of the employee requesting it. 

I want to earn my clients business and if for some reason they decide the relationship isn't working then they should walk away (but don't leave your agent high and dry haha).Commission is completely negotiable.