Considering paying but there doesn't seem to be any guarantee or data to help me make the decision.

Before making your final decision, I'd suggest running the numbers both ways - calculate your tax liability versus the potential long-term impact of accepting those unfavorable terms you mentioned.

At the end of the day this is a financial decision so if your reasoning not to invest out of state is a financial one then don't do it.

I would work with/or establish a team that knows that market well so that I could make a good business decision.

I have zero experience with section 8 tenants and have done as much research as possible to make my decision. just wanted to see what opinions you all may have or hear about your experience with section 8 tenants.Thank you in advance for your input!

Quote from @Jaycee Greene: Much of that decision is based on what you want to get in $ profit or % return.

The DM (decision maker) is the best person to be in touch with then the next in line maybe the person now she is closest with.. 

The biggest trade off I have heard from someone (also not a CPA/tax advisor) that qualifies as REPS is upon sale, you no longer have long term capital gains, but rather active income.  

Generally, your local, community, credit union will have best rates, local decisions and deep roots in the community. 

Also, there are more things to consider than max ROI.Most people start by picking a particular type/style of property that they like for some reason (usually a gut decision).