Why dump $90,000 of your own cash into a rehab if the seller is willing to help finance the deal? I'd offer $40,000, put $15,000 down, and have the seller carry the remaining $25,000 at 5% interest-only for 24 months—that's only about $104 a month. Now I can keep more of my cash available for the renovation, get the Section 8 rental stabilized, build the ARV, and choose the right time to cash-out refinance. That's the kind of creative financing that can make Midwest Section 8 markets like Cleveland, Memphis, Baltimore, and Detroit a completely different game than trying to build a rental portfolio in New York, Los Angeles, San Francisco, or San Diego.