Ships are definitely not meant to remain in the harbor but analysis paralysis often leads to most people's ships never sailing. 

I've been doing my homework all day and feel like I have a much bigger new wind in my sails.

Another year and I believe we should be smooth sailing < 50% for a few years to come.

Economic and technical fundamentals are the wind in your sail.

But when you finally break through the sky and the clouds, it is smooth sailing my friends.

After that realization, I decided to spend the next few years traveling, working as a deck hand on a luxury/adventure charter sailing yacht in South East Asia, a caretaker for a multi-millionaire's estate in South East Florida and lifeguard/host to (non-paying) guests during the summer months at my campsite next to the beach in Montauk, New York. 

This doesn't mean that you cannot employ this strategy successfully in an area that lacks those characteristics, but having strong fundamentals allows you to raise up your sail and allow the winds to push you.

With your level of experience, you should be able to sail through your first rehab quickly and easily.

Word of wisdom to people out there:  When someone is trying to get your attention by "selling you the sizzle, not the steak" such as taking pictures next to their expensive sports car or has a video of some random guy sail surfing with slogans all over the page like "quit your 9 - 5", BE VERY CAUTIOUS.  

In some areas in my market Section 8 will pay $200.00 more than you might be able to get "open market" one of the benefits aside from HAKC picking up a portion or all of the rent is that Section 8 will adjust the subsidized amount should circumstances change in the tenants life ex: loss of job , injury etc , I have not had a lot of issues with section 8 tenants in general , yes there is a yearly inspection but it’s not as bad as a lot of people make it out to be generally if the house is in fair condition , no peeling paint and is safe you shouldn’t have any issues, the biggest issue I have had with Section 8 is actually getting the process started ex : turning in paper work , processing the voucher, paperwork getting misplaced at the main office , so I say with a word of caution turn in everything at once , make copies , and keep your fingers crossed , once the checks start coming don’t give them any reason to touch the file unless absolutely necessary , I might be being a little over dramatic but I have quite a few stories , but once the payments start coming it’s smooth sailing from there !