So it will add time, and then you have to cut up and throw out big boxes. 

You get the best of everything- cheap, tax free access to your equity, you get to keep your interest rate and you get the cash flow. 

If you throw in the towel after one failure, I'm not sure you've really learned anything.

If you have never done this as a full time business I will throw caution to the wind it is not as easy or as profitable as online forums make it out to be, and if you need money for living this probably is not going to sustain your lifestyle for the first several years. 

If you’re interested, I have a project in Washington DC $5.5 million section 8 property with a 2 year 18% return on your money with the buyback plan if you’re interested call Pierre 702-406-2469 or if you know anybody I’ll throw you a referral fee

5K rent seems cheap for the area so I would continue with that.

These properties today can throw cash like crazy, but you'll be dealing with a certain kind of tenant and depending on your tenant screening could be looking at higher costs due to poorer tenants.

Also, you are throwing the word Architect around a lot.

0 Chance.Cmon, pay for insurance or just don't own real estate.Trying to gain an extra 2-3% ROI and risk your entire principal is just stupid.Don't be cheap, get insurance.

Maybe if you really like these guys and their work...and feel that they honestly got in over their heads, you could throw them an extra $500 just to appear 'nice'.