Again, not sure if a notary is necessary or if its just an extra binding option. 

But sometimes the appraisal comes back higher so I end up with extra equity after closing.

Everyone talks about the BRRRR noone talks about the extra closing costs. 

The investment options open to you by having that extra $16k to invest that would not be open to you if you used the $16k to pay off the debt.For people looking to build wealth, but without a large amount of capital, real estate can be a means to do it, because of the amount of leverage available.  

You all giving me those links and all the extra information has far exceeded the answers I thought that I might get.

There are things you can do to save money if you need such as buying used washers and dryers or repairing a roof to delay replacement an extra couple years.

If you had an extra $100k specifically for investing is this the approach you would take?

I love it for the guaranteed rent, tenant stability, additional accountability with the housing authority and large demand for Section 8 housing without enough supply.With strong screening, I'm able to find great tenants and Im not owed any rent.Cons you will often hear is that the tenants are harder on your properties (doesnt have to be the case in my experience if you screen really well), the Housing Authority is a pain to deal with (this depends on a couple things - how well run your local PHA is and how good you are at handling process & details) and the extra inspections/red tape make the niche unprofitable (see what I said above about Housing Authorities).Done right, I believe Section 8 is one of the most stable & profitable. 

It's not worth the travel and time to travel to a market to check on a property when your upside is a few extra hundred per month.

Large companies and equity firms obviously have more resources at their disposal than a small investor, but to me I couldn't help thinking about all of the tools and extra benefits we get as small investors.