Individuals with a Section 8 voucher will typically seek the nicest housing that does not exceed their voucher limit.

Impressive Rent-to-Price Ratios: Average rents for 3-bed homes are about $800-$900/month, potentially yielding 12-15% gross returns.Economic Transition: While historically industrial, Bay City is diversifying into healthcare, education, and service sectors.Revitalization Efforts: Downtown redevelopment and community initiatives are breathing new life into the city.Strong Cash Flow Potential: Low property taxes and insurance costs contribute to robust monthly cash flows.Let's crunch some numbers on a hypothetical deal:Purchase Price: $75,000Down Payment (20%): $15,000Mortgage (4.5% interest, 30-year fixed): $304/monthProperty Tax: $100/monthInsurance: $60/monthEstimated Repairs/CapEx: $100/monthProperty Management (10%): $85/monthTotal Monthly Expenses: $649Potential Rent: $850/monthEstimated Monthly Cash Flow: $201Cash-on-Cash Return: About 16.08% (not including appreciation or tax benefits)These are rough estimates, and individual properties will vary.

Our market is very heavy tourists, so a lot of individually owned STR condos, but honestly I've personally have had more success in long-term rentals doing the BRRRR strategy with small multi-families and B-Class SFR's. 

Are individual (for each rental property) passive losses not allowed to be sum up together to offset capital gain of the sale of one of the properties?  

That's a great way to put it.Hi Guys,Yes, that will be the move, I already know and have sketch of 2 ways to do it, I didn't want to get into a crazy rehab now, till I make sure my contractor is a team player and he will be able to do so, my idea is to add SF and create a master sweet, let's see if the numbers work fist, this is something I will do after the property is stabilized, I think I can get my capital back and some more with the 3/1 layout now, I will keep you posted!

Brandon, it depends on whether you are an individual CRM user or a team.

Purchasing a new home with seller financing does not change how Fannie Mae would qualify your income on the next application. 75% of your long term lease agreements (to a single family or to individual renters in your property).

Do I really have to do a separate management contract for each individual building?

You could either form a Joint Venture (JV) agreement between you two individually or between your two LLCs. 

But I've been watching all the games on ESPN, reading the rules, and even reading some books written by Larry Bird, Michael Jordan, and other great players.