Is $250 psf around what you would expect to pay?

If you pay the same two points in your scenario, you can get into the low 6% range.

One of them was that Section 8 would not pay market rates.

We went to the Tittle Insurance Company, who paid the bill then sued the former owner for recovery using their own attorney and paying ttheir own attorney. 

There are also some affordable monthly educational subscriptions you can consider before paying tens of thousands for a coaching program.

If you literally feel like your twiddling your thumbs you can come up with contingencies for when bad things happen like not paying rent, not getting along, not keeping house clean, partying too much, etc.

That's because a lot of things that "work" when tested can't handle the load of people living there and using them consistently and so they fail quickly.

Most inquiring about the availability of the unit or saying something to the tune of "i can pay with a company check", to which I give a smart response, then report as scam.

This is tough, eats into your margins and normally you'll pay more on your first few projects developing the relationships and it'll get more favorable to you over time.- ACTUALLY does good work.

USPS forward and pay for the permanent forward service.