I believe the one benefits most besides the politicians are those low quality tenants that are hard on units, pay late, rough on the neighbors, etc.

I think it’s hard to have enough cash flow to hire a full time, quality manager who actually allows you to be completely hands off when you only own one laundromat.

I've walked their properties in-person, and their build quality is good.

You are being very conservative to avoid making mistakes, and that is a rare, admirable quality in real estate that is often undervalued. 

We attract high quality tenants. 

At the numbers you are talking about and where the market is heading you could pick up some very high quality NNN national credit tenant properties as commercial continues to recover. 

So that area is based mainly on ease of longer term (ish) rental income, with about 2-3 years stability depending on how often people PCS and the (somewhat) quality of tenants (bc you never know, even with military).

My advice would be to partner with someone who has additional funds so you can buy something that is of quality. $8k won't get you anything in a class B or A market with 20% down or even 10% down. keep going though!

I'm in the middle of a BRRRR too and I chose to have Sherwin Williams color match "inchyra blue" for walls I usually just go with Behr but with cabinets, will be so much easier if you have high quality paint!

It's pretty tough to find a quality carpenter as well.