A friend of mine rented her property near a base and connected with military housing officers at the Family Support Center, which helped secure steady tenants.

This not only secures your cash flow but could also turn a problematic tenant into a reliable one. 

I'm trying to get financing lined up before I find a deal. I want to do a seller financed deal that allows me to put less down, but I still have to come out of pocket the rest of the down payment and construction cost...

In the lease it states that a security deposit of 1 months rent was collected. 

It is a very secure investment, and it is almost impossible to lose money on this deal.

Income tax refund (forced savings account where govt keeps your interest) gives them the cash they need for first month's rent + security deposit.10) Realities of S8: most tenants no longer have 100% of rent paid by the program.- Good luck getting them to pay their portion for the duration of their lease- Be careful including utilities in the rent as they then won't care about a running toilet resulting in a $500 water bill.- S8 tenants don['t want to pay application fees- S8 tenants cry broke about paying security deposits- S8 tenants in the program for 10+ years claim ignoreance on filling out their paperwork because they've learned a desperate landlord will do it for them.If you want a S8 tenant, you MUST advertise on www.AffordableHousing.com

With the income issue, there are screening systems available that verify income by having applicants securely log in to their payroll provider, which then shares their gross and net income with you.

By working with motivated sellers, I’m able to secure below-market deals and pass those savings onto buyers.

What about the security deposit? 

Quote from @Jaša Rot: Hello Marshall,thank you for your reply.my idea was to sign a trust deed and promissory note with the borrower so that the loan is secured by collateral.