Lending Provide a copy of the contract to your lender so they have the material terms of the agreement.

Partnering with Mike Hardin provided valuable local insights, making this an attractive and strategic investment for Partner Driven.

Although in Canada it was/is the Ensuite room. and even here on Biggerpockets one lady got on about how she is lobbying in the state of Indiana to have the term Landlord removed from the vernacular and replace with  ( Housing Provider)  the thought being Landlord denotes Lord of the land and superiority over the tenant I guess is the point. 

I guess there's a part of me that likes the idea of helping smaller investors get in the game.

An Umbrella policy provides additional coverage if the limit on your Homeowners or Auto policy is exhausted due to a covered claim. 

If you have reserves, can you invest the money that provides a better NET return (after tax) than putting it into the down payment3.

No clue, underwrite some deals and find out.https://www.affordablehousing.com/ is a website dedicated to section 8 rentals and may provide some insight as to what you can expect to get in your local market.

I probably have less answers for you, and more questions...We don't really know your experience level, so my first question is, do you realize you typically have to have about 20-25% "skin" in the game for this purchase?  

Single family would be easy to sell providing its kept in good living condition but isn't nearly as lucrative as an apartment complex.

He's another experienced CFP® who can provide valuable advice.Feel free to message me if you have specific questions or need further guidance.Best,Josh St.