If you don't play the game, then you won't win.

If section 8 is your play, you should take advantage and look for higher end areas so you can get the most out of more expensive properties that have more to appreciate.

I would think in deed states, normally takes way more money to play up front.All this is pretty much just a guess. 

Oh and we play cash flow the game once or twice a month. 

Backup plan was to retain as rental while paying down note and long play on appreciation, hedging against inflation.

More over due to fact it's just appreciation/equity play's, adding an amplification to that risk, and now with threats to active income, yet another amplification to risk factor. 

You might also have to look into licensing in order to manage someone else's property and see if that comes in to play and how much that might cost.The next question, once you realize what your potential cash flow from this will be, is if the time you spend on it, worth the extra cash you will get.  

If you find a property that fits your needs and the market is favorable, waiting for a potential rate drop might not be worth the risk.Personal Financial Situation: Your current financial health and readiness to purchase play a crucial role.

Sounds like some of the folks on here are under playing the true status of the SWFL market...

When was the last time you have seen a RE syndication offer without an appreciation play?