A good PM will be realistic on what to expect from Section 8 and help you identify properties/neighborhoods that will support your goal.

Lets start with the goal.

It's a balance of cashflow and wealth accumulation.One of the goals is to have tenants pay as much of your cost-of-ownership as possible (loans, taxes, insurance, etc.)In high-cost areas, any Class A or B property you buy will usually negative cashflow for the first 3-5 years, until rents rise enough to cover the negative cashflow + rising taxes & insurance.Investing OOS increases your risks because you may not know the market and you can't check on everything/everyone all the time.If you move forward with your buddies, HIGHLY recommend creating a solid Partnership Agreement!

Based on the responses you probably can see that ADU additions on single family homes are still the wild west right now, so you need to be clear on the numbers and goals in your specific market.

Currently I am looking to buy and hold for the long-term with the goal of being free and clear by the time I retire ~20 yrs. 

I’m continuing to invest in real estate while also helping others achieve their real estate goals.

That's quite a goal.

I would not be doing long term financing on section 8 nor would I own any.. just my personal goals.

Over the past eight years, I have collaborated with hundreds of out-of-state investors, helping them find cash-flowing properties aligned with their financial goals. 

My goal would be to secure my first property by 2025, reinvest in 3-4 properties by 2028, and refine systems for scalability by 2029, using tech tools to stay organized and effective.Good luck!