Today almost all houses in these neighborhoods are investor owned, with a high proportion of Section 8 tenants.

Usually for first timers and low down buyers the underwriting is a little more simplistic than traditional buy/hold investors purely seeking yield. 

I don't touch 8 caps with low years remaining on the lease.

IE the buyer themselves buys low end tough to manage assets because they look great on paper.

So out completely. and have to restart everything- Over 100 employees have gone thru this company is less than 2 years - wow- Management Doesn't really want input / just do as I tell you- Very low pay for the crap that you have to put up with- Can't believe that they are allowed to continue there hiring / firing practices - You should hire to maintain for a length of time.

To @Mike Dymski point about density bonus for low income they tried that with new builds and that caused a rush of permits to go in before the law was past and very few projects after the law. 

I'm glad to hear you've got an interest in providing AH, but have you researched any S8 properties in your market or walked the neighborhoods where those properties are located?

I have a home in north east Arizona, Pinetop-Show Low area that I am looking to start doing Airbnb/VRBO/STR with.

They might look like base hits today with low cash flow, but they’ll look like home runs in 3-7 years.

For them an FHA low downpayment loan is their best shot at building wealth.