If an investment property, a fix and flip loan could work.Some lenders will work with any level of investor experience, credit scores as low as 660 and can close in as little as 10 days.

Yes the next one will not cash flow unless a large down or you are out in the desert somewhere with low purchase price. 

A lot of manpower is lost.As we approach our busy section 8 season (for us April - July) I am looking for better ways (more affordable and efficient options to the investors bottom line) to plan for and execute the workload which may include hiring someone that has section 8 experience to handle our CHA inspections(and associated maintenance work) or a company that we can outsource when the weeks get slammed with inspections. 

Once you narrow in on what you're looking for there are some excellent lenders through BP that could help you find some good options for loans.For instance, if you needed to put as low down as possible you could look into an owner-occupied loan like a FHA loan.   

I think you need at least $10,000 in reserves, or bare minimum at least enough to cover a month and a half of rent, utilities, and any unforeseen maintenance issues per property.

@Stephen Montez from what we see here on BP:1) Investors NOT knowing how to get properties under "market" value.They all expect to pay price in MLS and cashflow.2) Not taking the time to understand different property classes and their pros & consThey often buy a Class C rental for the low price, yet expect Class A results.3) Trying to DIY manage without doing their homeworkThey try to penny-pinch, yet their mistakes cost them dollars.

You don't want the liability as a rental and your expenses are going to be a lot higher for insurance and maintenance, and I will promise you that your tenants will never take care of it the way you will.   

Then they start trusting me lol.The ones asking you to reduce your commission and low ball, cut them and move on.

Since his mortgage is so low and we have really good relationship would be good if possible.

They should be able to provide rent and prevent maintenance.