I've read The Aura is tricky if one doesn't follow its exact instructions. 

-April 14, 2016 – One vacancy (in the best of the 4 units) and has been listed for 24 hours. 5 inquiries so far, with two –three solid candidates that have been instructed to do drive by visits prior to our first meeting.

My conversation with him revolved around the following points:1)  I could close in a month (I'm not a cash buyer--that's when he was hoping to list which is unrealistic considering the amount of work).2)  I would buy the house as is (he wouldn't have to worry about inspections and hidden costs)3)  He wouldn't have realtor fees or seller concessions at closing4)  He would be able to just move without all the stress of trying to do the rehab.

I only had that license as a course (one of so many now) instructed me as to the type of professionals I needed to meet and talk with.

In a box hidden in the attic.

Could someone with section 8 experience help me understand how the section 8 program changes the rental process, and if there are any hidden expenses with section 8?

Do wait at least a week, because things that you missed or were hidden on the first pass show up after a while, and once you've refunded the security deposit, you've no recourse at all.

The sheriff instructs the movers to place the evicted tenants property just outside of the dwelling but not off the property because of a long driveway.

I instructed that anyone moving into the property would need to be approved.

As an out of market investor, you have to factor in hidden costs that won't show up in a pro forma.