Any lender can throw around possible rates, but that's not the same as getting you qualified.

This may be due to a misunderstanding of existing options.FHA loans: Require a 3.5% down payment for investment properties with multiple units, but you must live in one unit.VA loans: Offer 0% down for veterans, but again, occupancy in one unit is mandatory.While some private lenders might offer lower down payments around 15-20%, they typically come with stricter requirements and higher interest rates.

Frankly, we prefer market rate residents so won't rent to new Section 8 residents but are happy to keep the existing residents that were already Section 8 residents.

I'm curious to know if anyone is finding properties that cashflow in the area especially with the current mortgage rates?

Look at crime rates, school districts, would you live there? 

You need to be able to prove you're an expert on property condition, rental rates, ESAs, Service Animals, Landlord/Tenant legislation, etc. 

I would not take a tax rate + 10% hit to cash it out. 

On the rental side, say you take a loan on 150k (75% LTV) at 7.5% rate.

Either way, if you offer a good product at market rate you should be successful.

An example is the money goes into a trust and then is paid out over a period of X-number of years at the gift tax limit each year.She can charge you whatever interest rate she wants.