According to my research, BRRR could be a good strategy to start with to increase cash reserves and then go for buy and holds...I'm interested in Oxford Houses or other group home options or other ideas I haven't thought of yet!

They have an option for an immediate transfer that costs a couple of dollars.

Try to narrow down your options to the top 3-4.

I can't do a new 30-year and lock myself into triple the payment.What options do I have to get a construction/remodel loan? 

The best option right now is a cash-out refinance, but if you're sitting on a low rate it may be counterintuitive. 

What value do you intend to provide your customers that those two options don't?

This might be because their credit score is too low or the house needs fixing.Although each lender can make their own rules about how to qualify a borrower and their investment, like needing a certain credit score; I believe that flexibility is the best thing about hard money loans since it provides each individual with vast amount of options.  

You will then have a few options with that rent money....you can put it into principal or you can start saving it to purchase yet another property.

If you have the option to do it for 200 bucks, I'd say that's a good deal. 

I would like to know the best approach to let the tenant know about the repairs with the option to modify the lease for a smaller unit, I don't want to come across as a shady landlord, because I like the guaranteed check from section 8 and the tenant.