However I tend to think a Section 8 tenant is more comfortable living off the system and are more likely to identify as a victim which is kind of a red flag.I own about 20 section 8 units and I like them (super gravy for the tenants) but my tenants are all over 55. 

More sophisticated and experienced investors, and those employing knowledge attorneys will understand that while not an absolute, a REG D offering offers some amount of comfort in that the sponsor has placed his offering on a more “sophisticated” level than an intrastate or general exemption offering.  

So it is going to be up to what you and your CPA are comfortable defending if ever questioned.

Was in your shoes three years ago and now I have real estate investments.  

I did mention two other things, but those were specific to the comfortability/uncomfortability of the roommates based upon her actions, which the lease does not mention anything about.Moving forward, I will include something about the roommates opinion in the lease. 

Here is a breakdown: Queen bed frame: $400 - $700 High-quality mattress: $500 - $9,000 Pillows (2-4 per bed): $40 - $120 Linens (sheets, duvet, comforter): $150 - $300 Blanket: $50 - $75 1 Bedside tables: $40 - $150 1 Lamps/lighting: $40 - $75 Art decor (2 pieces): $100 - $275 Bathroom towel racks, dispensers and soap racks: $100 - $200 Makeup mirror: $20 - $80 Hair dryer: $20 - $60 5x7 rug: $75 - $250 Small vase with plant: $20 - $50 3-ft decorative tree: $50 - $150 Two window curtains (with rods): $80 - $150 55-inch TV: $375 - $500Total cost per bedroom will range from $2,320 - $3,545 

Today I'm more comfortable with free and clear property. 

Give it a test drive and you'll know what's comfortable for you. 

Hi Brady, I was sort of in your shoes a year ago!

It seems you have a great income already and a cash flowing property in Pennsylvania, so are you comfortable with something that breaks even and is an appreciation play or are you looking at purely cash flow?