Quote from @Patricia Steiner: There are several lenders who offer low/no closing cost options for first time homebuyers.

Low on capital at the moment so rebuilding savings to hopefully continue growing my portfolio.

If you paid $950k and only get $1M after selling costs, don’t bother with the 1031.

Utilized a low down payment loan, maxed seller credit, tax proration and closed on the 1st of the month to maximize my cash and acquire this property What was the outcome?

You won't find a deal where you live for free, but if you can live in a great neighborhood at a reduced cost of living that is a nearly risk free way to get started in real estate. 

It’s a lower risk strategy since you’ll be living in one of the units, and you’ll qualify for low down payment loans.

The Housing Wire article chart shows how FHA and VA loan delinquencies are approaching really high historical levels, close to that of the housing crash.We are still at historic lows for conventional loans.

You have to include the cost of your time and the work, especially on a "scary house" is daunting indeed. 

The combination of Germany's stable economy, well-regulated property market, relatively low interest rates, and the opportunity for long-term capital appreciation make it a compelling choice for U.S.

When you say "section 8" tenants, are you looking at low-income housing tax credit type properties, or standard rentals that are in lower income areas and therefore cater to HCV tenants?