That said, I'm grateful for the alternatives you present--you're keeping the bottom line in mind, so I appreciate your help in exploring options that achieve the bottom line for the investors. 

Also, based on what I wrote, if any of you do off market buying, I would appreciate ANY advice.

The initial condo had a huge assessment that was based on square footage (something to do with the foundation) - so they ended up selling to try to get out of the assessment. 

Based in Tampa, I have a lot of knowledge in Pinellas County rules and regulations as well as best practices/highest returns. 

If we price the home based on what they thought they could get for it, it will sit for weeks/months.

$25k is only 4.16% of your new purchase price, heck of a deal.Thank you for your service and let me know if you want to talk any more details and run actual numbers based on your situation.

Diversify and leverage the best strategy based on the specific deal.

I am wanting a LLC for protection as well creating it separate from myself I would like to be able to build business credit and not have any based on my personal credit and I understand there is some tax savings using an LLC

In that scenario Section 8 tenants are the least risky tenant base. 

It's sad to see so many of these threads after looking through BP today, but it was totally expected based on the insanely low rates a couple of years ago and realizing how commercial lending works.It's a bummer, but there's no such thing as passive investing and there's no alternative to digging into a situation and understanding it for yourself.