There was just a discussion about how section 8 in Toledo is terrible and not worth it.

They have great advice for people deep into debt - they give terrible advice for people who are striving for financial freedom through investing. 

I didn't hear them mention what percentage of investors need to participate to prevent the fire sale but that doesn't sound terribly promising to me.4.

The traffic is terrible (although, some of you in LA or NYC would probably laugh at me for saying that).  

If you don't factor that cap ex budget in your cash-flow evaluation, then for the first 5 years it looks like you are doing GREAT and in year 5 you are doing TERRIBLE, but in reality its was business as usual all along. 

When and why did you buy these terrible properties?

The problem is that many sellers keep terrible records or lie. 

In my experience, REITs are terrible at managing their property.  

These are clues that the area is Class C or gentrifying area, which can either go well or terribly wrong for you as an investor. 

Quote from @Roger D Jones: This is terrible and not legal in any way but it was pre Covid and the rules were a little less restrictive.