Meanwhile, I'm talking to this guy and he said in his other property, the little old lady paying long term rent, moved out, and within a week, the neighborhood people had broken in, had a party, broke most of his doors, stolen all his copper and HVAC, etc.

As an alternative solution, we've placed QR codes in the units which takes people to a form they need to fill out with all the information they want to collect.

I see for Fannie Mae, investment properties, people can do as low as 15%.I'm wondering if rates are significantly different for 25% vs 20%.

You can contact a local (experienced Real Estate Agent) to help you with this. 

Are you still experiencing the issue? 

Ive  never been good at pitching people for money.

Now I am at the stage of negotiating a repair credit on the upleg and then removing contingencies.I know this is an unusual request but is there anyone who is experienced with 1031 that I could hire to make sure I do this right any my friend doesn't misguide me and mess this up?

What is the max # of total occupants, meaning can 3 people move into the rental or just 1 individual.

I don't mind renting to lower income people and I don't mind if the neighborhood is all one ethnicity.

Hi @Josh Walker,Your lender local to Detroit must be using some homeowner's insurance premium "shouldn't come in higher than..." assumption(s) to qualify people because HOI is part of DTI.