I've been a realtor/investor/flipper in Houston (have a $3M flip coming up in Bellaire next week...fingers crossed) for the last 5 years. 

SFH in Florida are on sale right now.

The reality is that the Gross S8 Rent amount on an S8 voucher includes all utilities.

No one likes this advice but I'm going to keep typing it until my fingers bleed - The best way to learn is to go work for a wholesaler, learn everything you can, and then go off on your own when you're ready.

At the end of the day if she wants to move figure out a solution and move on.

I'd consult with an attorney on this one & most likely go with them to handle. 

Quote from @Aaron Bihl: The reality is if you want "tons of leads" you'll probably have to spend tons of money on marketing. 

Their clean criminal history is a plus.The big thing is to treat the co-signer like a main applicant: thoroughly vet his background (credit, income assets) make sure the lease states all signers are on the hook together and (meaning you can chase any one of them for all the rent/damages), and get his name on the dotted line, all official-like.

Quote from @Nick Haynes: Does anyone have a lead on a lender that will provide a Heloc on a DSCR loan under $100k?

I am not sure how you list a FSBO on the MLS.