tips on keeping premiums low.I know this seems a little off topic, but I am sure I am not the only one where this is a major consideration before jumping into the real estate investing pool. 

I have a number of ARMs, and if they were to reset now, my rate would actually drop.   15 years ago, people were doing these teaser loans, with below market interest rates that would rise on the reset.

I will like to hear and take in consideration you opinion on section 8 .

We've been presented two scenarios: 95% of purchase + repairs at a whopping 5% (and refi later, as rates continue to rise) OR one loan for purchase and they'd also give us a rehab loan.

You'd also have to take into consideration the closing costs of the refinance.

They often get less in rent increases than anyone who we were doing regular fixed leases for, because we have the flexibility to raise rents more or less any time if the situation arises, whereas with a fixed lease we're going to include an automatic rise because we have no way of knowing what the next 12 months will bring. 

In addition to lower valuations, I see it as a solid growth market with the potential for considerable job and wage growth over time, leading to increased rents and appreciation. 

Idea was to secure favorable mortgage before rising rates while also leveraging extremely competitive rental market.What made you interested in investing in this type of deal?

From there the products and prices of said products increase as the personal level of service from me goes up considerably. 

This provides a concrete asset that can protect you from inflation (as property costs usually rise with it).