The water heater is turned off (no light on the dial - used to be green) and there's no hot water in the unit.

The new loan would be 30 years at around 8.15% interest but of course not have PMI (also no fees, points, etc since they are incentivizing me to refi with them as my current servicer).

He say since it’s a single member it has no protection.

However, on that form, there's no option for a trust as a reason for tax exemption.  

It's also almost impossible to find on their own.Posts like this give no-money down, new investor false hope that it's easier than it really is.

You are under no obligation to continue the conversation. 

No frills, just a clean place to jot down your tasks.

Then I call a couple more people and get a couple more no answers or not interested and then I get a hold of this lady who right off the bat was very polite very sweet and we hit it off right away.

No you're not bound to accept new Sec 8 tenants, neither are you bound to keep the ones you have once their lease is up.

It never fails that their name is truncated, they have no photo, and their profile is barren as well.