It can take longer for a sec 8 tenant to move in as you are working at the speed of a government program and an inspection has to happen. 

The latter I feel like I would be paying them to catch them up to speed on things I already know and for them to educate themselves on the bill and current situations in the ever changing landscape.

Finding a place that is slightly dated or needs a bit of work (not talking about blowing out walls) often means the purchase price is lower and you can update it yourself adding equity. 

First, if there is a flood between now and the closing date, it seems like  the seller may have a property policy and a flood policy, but after closing, those policies will not cover any damage incurred prior to the flood, for me, the new owner. 

The lender that I chose for my HELOC was one of those who did not close or reduce any HELOCs during The Great Recession and did not close or reduce any to-date during The COVID Crisis; I know that history doesn’t dictate the future, but given that the Financial Crisis of ‘08-‘11 was the most recent and most severe benchmark to go off of, coupled with our current situation, I feel about as confident as I think a person can be in regards to that.

My plan is to pass my real estate license (pending state test date) and funnel any commission into purchasing multi-families.

In my job, it's all about getting the right heading/speed and altitude, but when it comes to real state, I don't even know where the runway is!.

You could also ask a family member or friend to step in and co-sign to speed up the process, but building your credit will be the key if you want to purchase a property on your own, unless you go with a non-traditional financing route.

The lender gives me a loan for conventional mortage with 20% down on primary residence (lower rate than when buying investment property) But something unexpected happens after closing date and I can't live in it.

House was built in late 2015 no issues all up to date very well taken care of house.