I haven't been expanding my business with LMHA since the end of 2016 per my posts above so I don't know exactly what changed, but I expect the outsourcing of inspections to private industry + some executive level leadership + replacement of staff with new faces excited to serve the needs of HUD/Landlords/Those In Need has resulted in an agency I will develop more business with.The HCVP will always be a double edged sword for landlords (See Section 8 Bible discussion) but for now I have discovered it is finally worth the effort to participate in the program.I specialize in Toledo's transition neighborhoods, discounted houses on the edge of nicer areas but also on the edge of trash...the Section 8 program allows me to get long-term tenants who are a good business model provided they are consistently managed and visited/inspected for additional "visitors" (relatives and random dogs/cats) and damage/housekeeping which can destroy a home if left unchecked.You need to know the rules, repair and renovate for long-term durability, prepare for inspections thoroughly and keep a team of contractors who will hold those standards...after 8 years we have been through a hundred inspections.

Hold onto the land then sell myself in a few years or 20+ years and let my kids inherit it, when I die, take step up basis and sell it. 

There are plenty of investors in bay area who got rich by holding negative cash flow properties over long time.

The emotional / confidence factor does matter when it comes to conviction to hold over the longhaul.4) Are you improving or decreasing in the quality of area you are going into in order to acheive this cashflow in PGH?

(a) A person may acquire an option or an interest in a contract to purchase real property and then sell or offer to sell the option or assign or offer to assign the contract without holding a license 

And oftentimes they don’t make rent payments and hold you hostage to advance construction draws in order for them to give you back your own money as rent.

Still holding pretty strong, sellers just feel bad if they missed the peak, but overall demand is still there!

Would most likely hold long term in this scenario and refi if it made sense.     

In my experience, cash flow is key, especially for long-term holds, so running a detailed DSCR (Debt Service Coverage Ratio) analysis might be a good step here.On the flip side, if you're eyeing faster returns, a flip might be more lucrative.

Investment Info:Single-family residence buy & hold investment.