If for some reason they move out unexpected, the housing authority still pays you their portion until the relationship is terminated.

Know how does the tax lien lender get around the first mortgage, I understand that the states tax lien has a higher power than the 1st mortgage.

The likelihood of those events occurring may be slim but because they're possible you deserve to be compensated for taking that risk and having a reserve to cover the unexpected.   2 cents.

However this assumes the gift card has some power in swaying the Tennant to stay... it doesn't.

Something has to give, and the Mayor & city council are doing everything in their power to make that happen. ;-)

.+ T retains her power as sole-tenant, can kick [B] at anytime (to settle disputes faster).+ Anything happen to the Apt, since [B] is T's guest, will [T]'s renter-insurance cover the damages?

@Ryan Cameron, You're selling the power of the 1031 a little short.  

They rarely, if ever, post available units online, its essentially all word-of-mouth.The reason we are targeting buildings that are not currently for sale is because we believe in the power of just asking.  

Like Michael I have used FB ads for business other than real estate and found it to be very powerful tool.  

It will likely cost you more and you have less control, but often times, a good GC can get you materials and supplies (with their markups) for same price or less than you can because of their purchasing power.