Lots of skinny deals, overpriced vs. sqft/layout, bad street, or a combination. 

And, especially if your goal is to build a portfolio to live off of, bad deals (and even marginal deals), will keep you from achieving that goal much more than slowing down and waiting for better deals to surface.But beyond that, I also find I get most burnt out when I am invested in deals emotionally and with time.  

The fact of the matter is you mitigate that risk by doing what the folks above already told you....you bring money to the table and you have money in reserves if things go bad. 

Tenants typically stay that long because (a) the rents are way below market and they can't give up a good deal, or (b) they are bad tenants who enjoy the freedom of living under a weak landlord.

You will likely make bad decisions because of that.

It just so happens, I use both of these services for the properties I manage, so I'm happy with the selection.The bad news is that evictions can become contagious in a house. 

Sorry to be bearer of bad news but your best bet is to just get it resolved and take it as a lesson learned

Fast-forward to the divorce (messy, bad, abuse, etc.)

Evolve is nationwide and offers limited service engagements, but has a real bad reputation. 

Our developers have all noted that HUD has gotten much better with this program in the last decade and it more depends on the local housing authority being good or bad.