The qualified intermediary will also manage all of the funds during this transaction, so you want someone trustworthy and reliable in that aspect too. 

I’m actually currently saving funds but I should be ready around March.

However, the house is in a decently rentable area and I refinanced during the low rate days at a 2.615% rate.

If you've got the deal expertise, a money partner would bring the funds for you to close deals.If you've got your own money, an experienced operator would help you source and underwrite deals.

Difficult and low probability at the auctions!!!!   

Some cons: no equity when you purchase, some times you will pay more than the property is worth, long waiting list, low inventory, and  lower cash flow.I tend to lean towards advising investors not to go the turnkey route but if you have access to a lot of capital and have very little time then turnkey is going to be your best option.

• Credit worthiness: Does the prospective tenant have good history of paying bills on time, and is their debt to income ratio low enough that they can afford your rent while meeting other obligations? 

I'd also talk to them to find out how it affects their section 8 funding as they don't want to lose that.

Context: I'm entirely invested in low cost, diversified stock index funds, and I expect them to earn a~8% CAGR on a nominal basis.

I am able to find funding for flips, but for an acquisition like this I don't have any options.