One thing I'd comment on about the DOGE cuts, there's a big difference in making cuts to the "management" of the program versus the actual subsidies received by the tenants.

Hey @Matthew Giblin - I'd have to echo @Shamar Gregg, Chicago offers a great section 8 program through the Chicago Housing Authority (CHA). 

Are these programs upwards of $25,000 worry it to FastTrack you on learning the business, get coaching and into a deal while providing access to a network worth it?

The terms you are looking to offer definitely appear reasonable and you should be able to get these offered out under a white label or table funding (maybe not all those terms at once, but likely covered through different options/programs, even with one lender)

He may get stuck with rent control laws that prevent him from catching up later. 

FHA also allows some flexibility with grants and assistance programs, which could help with closing costs or down payment.

Also, if there is a referral program and you are willing to share, send me a DM.

A lot of private lenders will use their white label program to appear as a direct lender, however it is just another loan broker.

The rumblings of the NYC to Scranton Amtrak line seem more realistic than ever before with big funding from various state and federal programs. 

near 0% and 0% options with DPA's exist (down payment assistance) programs.