The only other fee we charge for this program is a flat $1,500 services fee.

What would be considered the easiest program for small hard money lenders to use to track loans and history and sending out 1098 's?

Quote from @Avery Oblepias: I’m needing advice has any one taken the Tom Cruz section 8 program if so was it worth the investment thank you  He's a total dork.

You are trying to say you will use the " investors" to fund community programs, that sounds like a charity because there is no earning on the investment.  

Some programs will do the full LTV that a long term rental would have and some lenders will reduce the LTV by 5%.

My suggestion is to build a spreadsheet and include the net cash flow to you for every month of the deal, then use the IRR function to figure out your return. 

I'm considering partnering with a non-profit that would manage the sober-living program; with me just providing the house passively for rent on a per bed basis. 

If you do not have (2) full years of 1099 you can still get approved for a mortgage using a Non/QM program like a "1 Year 1099" program or Bank statements.

@Melvin Lamont Evans Welcome to BiggerPocketsThe search function can help you find some relevant informationhere is an example https://www.biggerpockets.com/forums/88/topics/1049073-my-fi...

I've got a property under contractPurchase price $78K out the door (I have cash to close) Intent: build on the property which already has a functioning well, septic, and needs PGE installed Total buildout on the property utilities: $128K including the original land purchase price.