For those who have or had section 8 investments (especially in my market) how would you describe your experience?

I am guessing his hands are tied as Norada is simply the marketing company and I am guessing no operational control of Wagner.

What strategies have worked best for marketing midterm rentals in secondary or smaller markets like Portsmouth?

In high barrier markets, rents have gotten stronger but not the double digit growth we had seen, which was an anomaly.  

While @Phillip Austin mentioned Raleigh is a higher returns its just very much a appreciation market, you will not find rentals that cashflow, so depending on your goals its a good or bad market.

Austin is a fantastic market, with its growing tech presence and vibrant culture, making it a great choice for your future career. 

From my experience, cities like Greenville, Columbia, Augusta, Huntsville, Chattanooga, and Jacksonville offer strong house-hacking opportunities with growing job markets, solid rental demand, and affordable multi-family options.

Until the lease ends and then the legal notice time in your market has passed.

Unless you are sourcing properties yourself off-market, REI became much more challenging in 2023, and downright brutal since the start of 2024 here.   

So it could take a decade to get to todays market rent. 2) it’s almost impossible if not impossible to non-renew a tenant, especially if you’re not an owner occupant. 3) As a seller, even if I could remove paying tenants I never would without a non-refundable payment from a potential buyer that covers all vacancies for 6 months if they fail to complete the purchase. 4) You MIGHT say as a buyer that’s worth it.