Non of the move-in ready ones are going to be killer deals, but you can cover your mortgage with rents, put some away for expenses, and build equity while you live free, but I wouldn't go in expecting too much cash flow. 

-You're going to need 20% down plus enough to cover 6 months payments for any investment loans you might get.

Base rent should be used against the note and all other expenses should be covered by the tenant in NNN leases.

I obtained quotes for "builder's risk" coverage to cover the property while it is vacant and under rennovation.  

Just know many hard money lenders do require you to have some money to put down and they cover the rest.

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Put your tenants in motel if insurance covers it.

Is there any way a program like section 8 could come in, transition my existing tenants to their program and cover the gap between what they pay now and what market rate is? 

If they have plenty of money in the bank (enough to cover several months of rent), and good records on paying their rent (always check rental history), again ask for extra security deposit.

I would say read some of the BP books as they cover pretty much all aspects of real estate investing.