If you're offering the same product as everyone else then you're left competing on price. 

I am submitting an offer for my 1st investment property.

In hindsight, I should have purchased sewer insurance right out of the gate (if they offer that where you live) or at least, had the line camera scoped so I could see what it looked like.  

The only thing you should be aware of is there is a section 8 specific inspection prior to move in that usually takes 1 month to complete so best case scenario is usually a section 8 tenant moves in in 2 months often its closer to 3 months if you fail the inspection and have to be reinspected which is common.

Do they offer a warranty on the rehab?

They will offer to do maintenance and then do it poorly, if at all.If you want to rent the property, do the right thing and fix it up.

Can you be more specific?

If anyone has a referral, we'd be so grateful, though I realize it's a big ask to offer someone wonderful out to strangers!

Thanks in advance for any advice or insights you can offer!

When you need articles of incorporation or something more specific later, you can get an attorney to draw those up, but for most people on here, they are just trying to get it open and get an EIN.