@Rod Desinord  one of the draws to section 8 is that in many markets the section 8 eligibility for 100% section 8 is 10 to 30% higher than market rent.so you can get 800 with section 8 but market rent might only be 675..

If for the sake of this question we divide prospective tenants into three categories, 1 nightmares, people who cost more money than they pay 2 mediocre, or 3 good, defined as people who pay on time and do less damage than their security deposit.

I have heard about options where I could do a refinance based on final ARV, so that I could incorporate my existing mortgage, pay off the personal loans, then draw out enough cash to complete the project.

I would call Escrow & tell them that you are canceling escrow & have them draw up the cancellation as they will have to do a cancelation as well since there is a valid escrow (I'm assuming you have wired a deposit).

A follow up question, post house hack on a SFR, do you usually see utilities divided based on sqft or bedrooms?

Yes really Zero I got a check at closing for my earnest money back and also a check for the first draw from the rehab budget. 

. $600 left over after the 50% guidline - $410 for mortgage payment only leaves $190 cash flow per month x 12 is  $2280 divided by investment of $19000 only comes out to a 12% return.

I have three properties myself and try not to keep much in the accounts. as of right now i do not draw a salary . i leave some money in the account for emergency than transfer out the rest into an account to pay personal bills or to put towards my next investment, so i take a payment every 4 months of whats left after a certain balance is left in the account

Instead I send them a drawing of tops and photo of area. 

Lending your funds to investors, is just as above said, any title office can draw up the mortgage and note and you are free to set any terms.