I agree 15 years is not a long time but what is occurring is jurisdictions then pass laws to protect the low cost housing.  

They moved out in 2020 when interest rates were super low.

Most here say Section 8 or low income is impossible, but you are talking to someone who has ran it for years.

Plus for its high cash flow potential, utilizing a 1031 exchange to reinvest gains effectively made this experiment a relatively low risk for me.

One of my rental properties is located in a low-income area, which presents unique challenges in finding suitable tenants.

I am just worried this might be a mistake as it as a high cash flowing property and my mortgage rate is a low 3.125%.

I have no doubt he'll transform this entire corridor in the coming decade so I'm also looking closely at Hornsby Bend, Del Valle, and anywhere in the general vicinity.These are my top two areas where you can find low entry price points relative to both current and anticipated market fundamentals.  

If you have a 9% rate and you need to get down to the low  7s and cash out, then maybe it could make sense.

He does 65% leverage maybe 70% but doesn't matter how low purchase price is. 

Real estate is a very capital intensive industry and if you do not have the money the odds of success are very low - it is no different than starting any other business - how many people do you know are successful when they start with zero?