Rushing and buying a property for 200k, chasing rents, dealing with evictions, constant repairs, and seeing baby appreciation over the years is not the best moveSaving up a bit more, buying in a more solid location that has higher quality tenants and larger room for appreciation will usually play out better for you in the long run. 

Add $800 for paint, floor covering and essentials plus my laborer for 2 days and my total cost was about $1400.I painted the 30 1200 to 2700 sq ft homes in Las Vegas with two helpers including ceilings and it never took more than two days to paint a house and that included removing all the electric wall plates, dropping ceiling light fixtures, removing smoke detectors, cleaning windows, installing new blinds, cleaning bathroom fixtures and it never took the 3 of us more than 2 days because I am good at knowing how to get the most from my workers like a Lakers coach knows which players to put on the court because the cost to do a paint job is not as critical as the time it takes because when I go to Las Vegas to manage a job I have to leave Los Angeles and my 20+ employees without my micro-management and "When The Cat Is Away The Mouse Will Play" if you know what I mean.I am a very difficult person to work for because I am 71-years old, a workaholic, a fast worker and when young workers are slow I fire them within minutes when they are working because I don't like to have to waste my time and stop the work I am doing to constantly check on my workers and I don't like to get emotional and have to keep correcting workers when they work sloppy and slow.

Demand is growing a bit and I think there is still a little room to go, but as I mentioned before there are a handful of big players in the market and they have a good handle on the deal flow. 

the 1031 exchange will accommodate all of it - you can change locations, types, priorities, and risk all using the 1031.   1031 investors aren't all chasing one thing. 

I'll cut straight to the chase - I have $100k cash and I'd really like to buy a 3 or 4 unit multifamily.

They'll look at the case in a different light than if you're offering to pay them hourly to chase the manger around court for a few years.

Frame it properly:  "You are going to help them solve a problem that they have"Focus on this one thing first before you start chasing other things.

I assume that's the market you are chasing if you are looking at options where you will be leasing to PHA voucher recipient tenants.

And of course, there are always the major players in most markets: CBRE, Colliers, Cushman, Marcus and Millichap, etc.  

Is it worth the time and money to try and chase the tenant to get him pay for the damages, monthly payment knowing that he did not give me a notice and damaged the property?