Yet investors expect a PMC to do all this extra followup for free because they think the program is "gold".We've always accepted S8 tenants and have no plans to stop.It's a decent program if the investor understands the limitations and challenges.Otherwise, it's "fool's gold".

We rent and treat our tenants great expecting them to stay for 5 years.

She informed me on December 1st that she was expecting a job offer requiring a January move-out, which she received on December 12th.

Not everyone meets that criteria but there are lots of us investors that are experienced investors with 6 figures to invest who are close to 'accredited' status

It ended up okay, but it sure taught her to slow down and get comfortable digging deep into the due diligence.Here in San Diego, I’ve seen the seasoned investors always double-check with a well-regarded local title attorney..I’ve heard there are a few firms around downtown that specialize in smoothing out odball title issues..or a trusted property manager who knows what unique fees to expect.

I figured we could move to close and get past it. 

Figure out the state and federal capital gains tax and depreciation recapture after selling costs.

You don't have to fly halfway across the country to try and figure all of that out.

It has sat empty for the last 20 years but the current owners have completely gutted it, have bids from contractors they're willing to share, cost estimates etc. and have had lots of inspections done and so much pre-work with the city and county to figure out what they can and can't do, so a solid plan is already in place.

Rising cap rates are mostly tied to higher interest rates—when borrowing gets more expensive, investors expect better returns, which pushes cap rates up.