Late payments, high credit utilization, derogatory public records, collections?  

And if you do, you required to have the test done and submit the results to the department of public health. 

Also, from a public records search, I can see that the bank has filed a law suit against the owners for nonpayment of their debt.My questions are:What is the best way to approach this deal?

This is the bank I worked for, and we were constantly kicking contractors off the program for not ensuring the people creating the loan were actually authorized to do so.I'd say it can be a good investment if it's something that your market can support, but in general think of it like a pool.

Several years ago Orientals where driving the West Coast markets for totally different reasons: to get a green card, there is a program where you can get one if you invest a certain amount into real estate.

If you click on the company link in @John Warren signature there is a document which is called "financial terms" and it breaks down the differences between 3.5% and 5% programs including fees and loan limits

I currently have 2 section 8 properties with great tenants but the program sucks. 

This case has been around for a while and discussed in this thread, shortly after the SEC charged them civilly: $1.2 billion real estate investing ponzi schemeInept indeed.I still wonder why anyone would try to defraud someone using an investment that’s a matter of public record.

I have not been able to refinance either since banks tell me they do not provide loan programs under 90k. 

Trusts create this anonymity by removing your name from public record.