.: Quote from @JD Martin: I can't possibly imagine what kind of townhouse could be worth all of that aggravation and cost.

It is only worth $120k, so I thought why not?

At that point, it's worth researching and finding a solution that better meets your needs.

Is it worth investing in education or mentorships (WREIN is what I have been looking into but am skeptical).  

Over time, rents may increase, improving your cash flow, and you’ll gain equity and valuable experience managing tenants and property operations.

You don’t need to be someone that owns $100M worth of real estate unless that’s really your goal. 

That being said, there won't be any down payment required since you have equity (you're guessing ~55,000 but I wasn't sure if you were meaning the property is ballpark worth ~$175,000, or more than that). 

In my experience, the average Section 8 resident behaves differently than the average market rate resident, and the government-backed rent is not worth the added hassle.  

Here is the scenerio:3-unit investment property worth $2m.

Find the best local real estate investor meetups that have no pitches and you will increase your knowledge, camaraderie, and motivation ten-fold.