I recommend talking to a CPA who can look into the details of your case and provide tailored advice.

If you're going to use national average data, I would recommend using all of the other national data to provide as a benchmark. 

I am wondering is there any hard money lenders that can provide 100% financing on investment property and also provide rehab loan for short time period?.

Foreclosures, short sales, and off-market deals can provide these opportunities.Target up-and-coming neighborhoods with increasing home values rather than already hot areas.Research comparable recent sales and get an inspection to accurately estimate the after-repair value (ARV) before making an offer.Follow the 70% rule - the purchase price plus renovations should not exceed 70% of the ARV to leave room for profits after selling costs.Focus renovations on maximizing returns - kitchens, bathrooms, curb appeal rather than over-improving.Hire experienced contractors and have a project manager oversee work to keep things on schedule.Price the renovated home at or just slightly below comparable recent sales to facilitate a quick sale.

Obviously there is a lot to discuss on this topic, but for a very quick glance, here are a few pro's and con's to consider when thinking about section 8 rentals:Pros:Guaranteed Rent Payments -> The government pays a significant portion (if not all) of the rent directly to the landlord, providing a reliable and steady income stream.High Demand -> There is often a high demand for Section 8 housing, reducing the risk of long vacancy periods.Cons:Inspection and Compliance -> The property must pass an initial inspection and comply with health and safety standards set by the local housing authority.

You do care what your interest rate is.You want the lowest interest rate possible.If the difference between 6% and 9% interest on $150,000 is $9,000 and $13,500, which is a difference of $4,500.The additional $4,500 may potentially only provide you a benefit of $1,500 as a reduction in tax / increase in tax refund.You are still on the hook for the remaining $3,000 difference.

Suppose you are personally sued; during the discovery process, you must provide information on all of your income and assets (including your LLCs in any state (with or without anonymity).

The one thing to note is that these lenders typically have a minimum loan amount of $100K (Purchase Price + Rehab), and they will not require you to provide paystubs or tax returns.

. - Most 5+ unit lenders will want the borrower to provide documentable real estate related investment experience.

My two property management companies provide me with monthly statements listing all the income and expenses.