But my pricing is fair based on the comps so what I am realizing is that the area requires a stiff negotiating ability.

I can speak from experience as I've had my fair share of S8 tenants.Some have been good, some really bad, and some middle of the road.

Fair enough - my priorities are tax savings (expense offset) and appreciation.

I still consider myself fairly new to this world, and I can say with 100% certainly the biggest battles are the internal ones, and this industry has given the pleasure of being forced to address several of my short comings, and continue to address them all the time.I find I get the most emotional when I get reactionary, so my constant focus is around honing and suppressing reaction as a whole both internal and external.Thanks for taking the time to write this up.

The new build Homes i recommend are fairly cheap and the HOAs are investor friendly with no restrictions to rent. 

That said, this actually works fairly nicely in some ways. 

Your friend will be in a bigger hole with the Fair Housing Commission. 

When it comes to tenant screening, it's important to balance your right as a landlord to protect your property with compliance with Fair Housing laws and local regulations.

I think these regulations improve accountability, generate revenue, ensure fair competition, protect neighborhoods, address housing shortages, and promote responsible property use.

In fairness to them, the deal had gone full cycle, but I definitely should have asked more questions about that deal.