Reinforce that Sub-to is not a new transaction type, that many have been done, and the documents provided explain everything, and were included at the closing.

(i looked at the previous owner lease no mention of pest control)The previous landlord changed the A/C filters for every unitThe previous landlord provided light bulbs.Is that common in Texas? 

This is a great question and one that unfortunately most people don't teach/educate on so there's very little information out there on how to become a developer and how to obtain the proper tools, resources, and team to execute your plan. 

The vast majority of PMs focus on long term rentals which are very standard in terms of the functions they provide.

One of the requirement that is the most challenging to obtain is a letter from the HOA saying that STR (less than 180 days) is allowed. 

He couldn’t provide any testimonials, a or a business office.

The guaranteed portion of the rent from the government provides a stable base, and I've found that many Section 8 tenants take pride in their homes and are eager to maintain a positive relationship with their landlord.Of course, as with any tenant, proper screening and communication are key.

I haven’t used her but @Katie Lepore has provided tons on insight on here and is also local to the San Diego area.

Based off experience can you provide some recommendations on if this is a good idea and how to address his rent in this situation?  

This investor was from out of town, so I provided information about the area and performed multiple virtual showings making sure to point out the good, bad and ugly of each home.