Not renting to Sec.8 Tenants is not discrimination - they are not protected class.Pre qualification as drug free is not enough to get you a good Tenant - they all drug free.The main reason is that people have huge sense of entitlement: changing light bulbs is on you because government pays you!

However, because I have Class A and B properties, the management is very light and it's much closer to an Investment than a Business.

Try to go for cap rates lightly better than market, but not much better as had bad experience with super high yielding props.  

Your current situation feels heavy...What feels right or light to you?

Your time calculations are also light - you spent more than 5 minutes calculating renewal terms, presenting them to the tenant, drafting and having a lease addendum signed, traveling there, changing the air filter and doing an inspection.

Additional lights can add a lot at night but become a nuisance to tenants and neighbors.

If I create and fund an LLC to lend 100% to me to buy real estate and light renovate and rent it out.

I have since negotiated the down payment down to 15% at the same low interest rate so barring any major storm damage in the next couple of years I should have a good equity position once the light rehab is complete and won’t have an issue refinancing out.

I purchased 2 commercial zoned 'light industrial' properties in 2023.

Purchase existing cashflow retail centers that need light cap ex and rental increases.