@Tara Montgomery learn from my previous, unfortunate experience in this manner:Make sure you ask upfront and multiple times whether they use the highest of the credit scores or lowest of the credit scores.

The first people that lose their money in a downturn are those that are lending at insanely high LTVs without adequate underwriting experience including determining if the borrower's qualifications based on credit/character, capacity, and collateral.  

They get extra capital and you get a little experience. 

Is there an investor here who can tell me their experience with section 8 in St.

For cost effectiveness we are using Citizens but he has several options to choose from.

Begin with a smaller project to gain experience, and ensure you assemble a reliable team of contractors, appraisers, and inspectors.

In my experience they don't want to be in "rougher" neighborhoods anymore than a quality market rate tenant does.

What Multifamily GP operators as coach / mentor would you recommend to partner with for hands-on deal experience in the Texas triangle? 

I got a business parter with capital and some experience and we hired a GC on the first few flips.

Should be the same effective date but you can wait a couple days to cancel and just tell them to cancel effective the day the new policy went into effect.