Live in the Cleveland, OH Area, but, I go wherever the deal takes me.   

They are some of the more sought after homes, and it can be tough to get a good deal if you aren't well positioned.

The two main vehicles there are DSTs (mentioned above) or using a Tenant In Common deal that may have better returns and liquidity.

It is unrealistic to do what they teach in these books with BRRRRs unless you are putting in sweat equity or leaving money in the deal imo

at 30k  not sure how many would be interested in that small of a deal other than mom and pops. 

How would you structure that deal? 

I've read (all my knowledge is theoretical) that tenants on government assistance can be really rough on properties (I also see that as painting with a broad brush) but the government assistance side of that is pretty stable income, and it doesn't seem terribly difficult to raise rent either, just requires 60-days notice instead of 30. 

Government backed loans are assumable and by the way they do not have the Due-on-sale clause inserted in 1970.

Looking for some general advice on getting into a Flex Space new build deal within the Southeast.

Seems like the 10% would be  paid to deal with the headaches, but in reality it doesn't seem so.