This is not a great return, but not terrible.As others noted, there are other risks, like having the property insured at full replacement or purchase price, or if the option is 100% seller financing with no money down or very little, versus 20% traditional down payment, this can start to move it into a better investment.

@Polat Caglayan The majority of investors who become involved in the section 8 program do so because they purchase lousy real estate and leasing the units to section 8 tenants is the best option on the table.

As others have suggested, you could get a conventional or FHA loan if you want lower down payment options.

These programs offer options for less money down and in some cases DPA - Down payment assistance.As a banker for over 18+ years I am very skeptical when I hear a new name in the business only because its become tougher to lend with all of the new laws and credit/insurance requirements and regulations.  

These are the options we are trying to decide between… thank you in advance!

I am also interested in the MTR and LTR market as an option.

Quote from @Paige Seeley: @Jay Hurst even with 20% down, what non conventional options are you talking about? 

Buyer go to open house directly.We have this option in Minnesota now, and it looks like in 10 other states that I am aware of (California, Texas, Florida, Virginia, mostly the big population states).

So I wouldn't hurry to jump into a program right away, but take time to learn your options and find one that fits the strategy/location you want to pursue.

English is widely spoken in the Guanacaste region.