I have been separate for 12 years and am a civilian federal employee. 

Investing in real estate is a multifaceted journey that demands learning, exploration, financial readiness, property evaluation, and risk control.

I normally advise people to self manage for the first part of their journey if they can so that they can get a knowledge base to become better investors.At some point if you get to enough units self management is tough and its too costly to hire an employee so the numbers make sense hiring a property manager.To be blunt, you are going down a risky path for an investor.  

If you want some criteria to pay attention to I would suggest to use your "I'd be down to live/move here" list as a base and then evaluate the market metrics to see if it's a strong investment opportunity.

Additionally, evaluating your finances, searching for properties that meet Section 8 requirements, negotiating with sellers, preparing for Section 8 inspections, applying for Section 8 approval, and effectively managing your property are all crucial steps.

I am a small business owner with like a dozen employees .

Current facility director and most employees are staying.

Evaluate the debt-to-equity ratio and consider the long-term sustainability of the financing strategy.Lack of Professional Management: Inadequate management practices can lead to operational inefficiencies, tenant dissatisfaction, and decreased property value.

Situation:1- W2 employee making $230000-$300000 a year. 2- owned 2 properties under personal name, 1 in LLCWhat are the best way to get tax benefits ?

Evaluate historical and current vacancy rates, aiming for decreasing trends.Demographics: For younger populations, focus on proximity to parks and schools.