However, if you have plenty of savings and/or income to invest and want to save your time and reduce risk just buy move-in-ready property (or cosmetic rehab only) off the MLS or in good solid rental areas. 

It’s all they can do pay the rent in a crime ridden Mobil home park - they have never asked for assistance and might agree to it if I present some options- but I am trying to find a solution because this family is amazing. 

In many areas, realtors can reduce the potential discrimination as well by landlords who are not well versed in the law and may act irrationally. 

House hacking means having rental income to pay expenses and reduce one's cost of living.

Be advised, a number of banks have closed or severely reduced their HELOC programs.  

Appraisal (if the appraisal that your lender engages (the only one the lender will base your mortgage on) comes in less than the offer price, the seller can reduce his price to the appraised value and all continues on - or you can walk with the return of your escrow; if the seller won't budge and you still want to buy it, you would have to pay the difference between the offer price and appraisal at closing).3. 

If you do a good job you can either do more or bigger deal flow or reduce your cost of capital for a fixed size of deal flow. 

If I can reduce my monthly payments by $200/month, would it make sense to refinance?

I plan on reducing rent 20% or more if there is a surge in vacancies when things go south. 

I think it is a great way to reduce one of your largest monthly expenses, rent if not live rent free.You may be eligible for tax deductions that you were not entitled to before.