@Sophanara Khoeun you mention that you have no time as you have a 9-5 job - so, do 99% of investors!

You did an excellent job summarizing your experience.

The PM business is not an easy business and most have fair fees for the work that's required.  

Can they be more passive than having a 9-5 job?

With their low income and it's unlikely they'll get a better paying job.

On the flip side, if you've got a bunch of Section 8 tenants living in a building that's in a neighborhood where a lot of the tenant base has good jobs, high credit scores, and are generally reliable people, you've got the most risky tenants in that tenant base and that ain't what ya want.

Quote from @Brendan Jones: For the homes, and or properties that you will use as a primary or a rental property one big thing I look for is infrastructure in the area, extrinsic value (I.e. hospitals in the area, schools, and job market), and the last thing is creature comforts for people (I.e. is a store to get groceries 1 hour away or 2 minutes away).

My lease requires professional carpet cleaning, which would cost more than $500 for a home of that size.Yes, it's reasonable to reduce the cost because she was such a long-term tenant.

You'll need more capital and most will require a personal guarantee and personal financial backing. 

Hello,Great job on proactively creating value in your current FHA property!