Totally new world for me knowing there are properties off the market, wholesalers, and people that loan money just for this purpose, different from a bank, I have always thought we were doomed from finding a good deal as everything I found was already on the market...my little knowledge and limited believes got me trapped.

I believe I read recently that Melissa is one of the fastest growing cities in the country.

If someone truly believe that the 17% is real and they could borrow money at a smaller interest rate, using the fungible nature of money, the person would take a loan to get into that deal, but a feel most people would not risk there primary residence on a deal like that. 

I believe they do 100% LTC & 75% ARV.

John, I use a collection agency for my management company but I do not believe they deal with one off accounts.

I love it for the guaranteed rent, tenant stability, additional accountability with the housing authority and large demand for Section 8 housing without enough supply.With strong screening, I'm able to find great tenants and Im not owed any rent.Cons you will often hear is that the tenants are harder on your properties (doesnt have to be the case in my experience if you screen really well), the Housing Authority is a pain to deal with (this depends on a couple things - how well run your local PHA is and how good you are at handling process & details) and the extra inspections/red tape make the niche unprofitable (see what I said above about Housing Authorities).Done right, I believe Section 8 is one of the most stable & profitable. 

Calling gas when they believe they smell gas is a desired event. 

I am not an attorney but I believe it would have to be a contract allowance in any state.

So while I don't believe there's any complex items, I think they do tax planning more or less.

JWB did a build I believe in Jacksonville FL several years ago.