I would stick to the more stable areas with less long term risk.

If your income and credit are stable, then perhaps start there.

Lenders want to make sure your income is stable and that you will be able to make the payments.

Yes I have seen section 8 be in a constant flux of change.If the tenants income increases then section 8 adjusts the voucher amount.Also here you can list in the lease that the tenant pays a certain amount of utilities and that is fine.Some section 8 areas they will pay 800 for a 2 bed but then all of a sudden readjust to start only paying 700 which is not market value.These section 8 tenants never make up the difference from what I have seen.So you accept the lower rent or evict them and get a regular tenant for 1,200 more a year in cash flow.I don't know with the election and many government programs in flux how stable section 8 is currently.Might be a bad decision to base many of your renters off of that income stream.

The duplex still cash flows better, but not 500% better.I favor SFR because they seem to be easier to rent, attract more stable tenants, and have more exit strategies.

I'm not sure a lender would look down there nose at someone with stable work history, willingness to put up with a job they don't really like for several years, trying to make other things work on the side and equity in their property to boot.

For standard rental, cheap off the shelf Home Depot 1" is the way to go.

But, I'm getting desperate to find someone even moderately sane with stable employment who doesn't suck.Dave MeyerGood idea.

It's about 1:30-2 drive from where I live and the area is more stable.

I understand the economy in general is a bit more stable in Chicago than it is there, and the unemployment rate is quite high up there as well.