Tim hit the nail on the head with what he wrote.All I can tell you is that in my neck of the woods is that finding a Section 8 tenant with a credit score at or above 600 would be like finding one with all their natural teeth. 

I don’t have a list of vendors that will jump my property to the head of the line for repairs 24/7. 

There is no sense in hurrying to get a property to market heading into the slow/dead winter season. 

Several things to contribute here: 1) Private Lenders with no credit experience emerge doing down payment and 100%/High LTV financing at the end of every cycle, 2) they're among the first to loose their shirts in every downturn, 3) although someone termed this type of lending "gator", it's not new, 4) the guy that coined it didn't get into real estate untill well after the last crash, 5) he has no real credit background or experience (he's never been a lender), 6) Google the guy's name and "looses professional license in AZ" to see what pops up, and finally 7) he's really effective at telling people what they want to hear, filling their heads full of hopes and dreams, getting them to buy his training, and his minios generally won't want to hear what a real, seasoned lending vet will try to tell them.

TONS of SFR listings in the Troost corridor heading up to the river and then curving East along independence Ave.But they present many challenges; vacancies  (due to below C market tenant pool), increased maintenance and repair costs (due to below C market), and increased cap ex due to homes in this particular region being older (many century homes).Then, even if at the end of the year it does well from a financial analysis standpoint, you may struggle to find the necessary and diligent and high performing property mgmt necessary to manage said property…so then if you self manage OOS, you will need a strong ‘boots on the ground’ team.many challenges come with these ‘$ sexy’ properties.

Check the water quality before heading to slide rock (people can be gross), they have it posted on their website, but with the current pandemic it will probably be closed anyways.  

Selling a lot takes time, you maybe won't find a seller of a duplex wanting to wait for you to close in this rapid seller's market. 

The most aggressive way to do this is with a cost segregation study, which lets you rapidly depreciate many parts of the home.

Well their only option really.Anyway, this is the direction they are heading, and for the moment finding some success.Thank you to BiggerPockets.com, ROCusa.org and the people that are making this possible. 

My reputation is worth more than the dollar so I have no issue referring out if I'm in over my head.