So all of the gain and depreciation recapture are initially still tax deferred.However, like Joe said, the down side is later when sold  you lose the 1031 option. the client will pay tax on all gain and depreciation recaptured from before the 1031 also. 

  ( i have owned 3 brokerages over the years and will stand behind those numbers).in the RE training space my thoughts are :5 to 10% of folks that pay for training do anything with it.

Section 8 refers to a voucher that some people use to pay for their housing.

Make sure the tenants are paying market rent or above, otherwise your loan will be DSCR constrained.

Often times you will pay much more in taxes than if you pulled the money out, paid the taxes and penalty and then started investing in real estate.For example, with the financing you mentioned, the IRA must pay taxes on the portion of the profit earned by financing. 

They put one of their employees into one of my houses, and after I switched to a new property manager, that tenant stopped paying rent (amazing!)  

Typically this means they will take longer to close, may not have all the information for the companies they work with, and most hard money brokers get their money by taking an existing product and adding extra points to pay their fee.What is your investor success rate?

Another option is to invest in the market instead of paying down a mortgage.

If you own this as a rental then there is not homestead exemption and you'll pay much higher tax rate than a resident/owner occupant in SC. 

Now, you need to figure out how to find deals and pay for them.