Hey Kyle, it's really hard to say because there are so many variables.I can speak to personal experience but your mileage will definitely vary.I acquired 12 doors in Detroit from 2019-2021.

Quote from @Kerry Noble Jr: Preforeclosures are best called or door knocked.Tax delinquent or code voiolationsPreforeclosures, Tax delinquent, code voiolations, probates/inheretence, quit claim deeds, water shut off are the best lists.Understand it is a volume game. sending out 500 mailers probably won't yield any results.

It covers your down payment and in most cases the closing costs depending on what state you live in or County.Focus on 2-4 unit multifamily homes first if possible because you can use 75% of the rents per month of each door/unit as income to qualify. 

I'm having to make some assumptions because there is missing info in your post, but it sounds like the flex space doesn't have a separate door to the exterior.

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases.

Lacey asked for $20K for furnishings and another $10K to convert the garage to a play room and add a pool heater.

There are other avenues to review but I agree past rental history is important (disclosure I have 15+ doors right now)If you feel bad for them then rent to them.My point is its corporate america and you are blaming the wrong person - you are blaming the corporation but you should be blaming the politicians who create an environment that is tenant friendly and sue happy. 

Some of the damages include ~$7,800 of missing property, kitchen cabinet doors ripped off, a mangled chandelier, a damaged refrigerator, divots from a claw hammer in the granite, and urine and feces stains on rugs, furniture, and hardwoods from an unauthorized puppy.

Typically play to balance fresh design with budget is to source new doors and paint the boxes to match.  

Hey Mike, I have 12-doors in Detroit and 3 of them are Section 8.