Also, if anything were to go wrong I wouldnt have the capital available to pay extra on a property every month. 

My opinion-- buy in the winter, underwrite with an extra long vacancy, get some seller concessions to defeat the cash flow if it's really that tight.

Yesterday, the landlord stated that it was their impression that we had agreed to painting not only the two rooms but extra rooms as well and now they are saying they are going to void the clause and raise the rent back to $3200, or we have to paint extra rooms not agreed upon.

Here is the source for the commission rate, right from the Sitzler NAR lawsuit judgement (bold text added):"In addition to training, Plaintiffs have presented expert testimony showing that Section 2-G-1 had the effect of stabilizing commission rates.

I remember visiting a buddy’s place in Austin years back..he had a similar setup over his detached garage and was convinced that adding a window unit and some carpet would let him count that space towards the home’s total square footage.

However, if I tried to sell this note, I might have a difficult time doing so because there is no open market for selling notes and adding the fact that the note is in default, I might have to discount the note if I wanted to get cash for it.

Value was added by leveraging the property’s desirable location and Erika’s deep market knowledge.

You've added a lot of value to my life by providing such a clear and detailed and action plan. 

- Rent out the extra bedrooms in your unit to roommates or for even higher rent on Furnished Finder.- Rent out the other unit as STR or MTR for max cashflow - which will require you to become an expert at those businesses.- Learn how to do your own repairs & rehabs to save money now.

3) It's been 5+ years since we've seen a S8 tenant lose their voucher for property damages, not paying their portion of the rent or utilities, or other lease violations (letting others move in with them).It's our opinion that #2 & #3 above are caused by overworked caseworkers not having the time to process the extra required paperwork, so they take the path of least resistance.4) S8 needs someone at the federal level to put more of the program online and streamline the process!