Hey Matthew,I work a lot in the Detroit market, specifically on BRRRR projects and with Section 8 tenants.

My main focus is long-term rentals, section 8 rentals to be more specific.

After that first one, I decided that I wasn't going to supply appliances and everyone thought I was crazy, especially when I did the same in the houses rented out section 8. 

Aka fraud.Accelerated depreciation, bonus depreciation, Section 179.

I'm in your market (4 Corners) and we've got Thanksgiving & the Christmas/New Years weeks booked but a big gap in between them, whereas we're usually filled up from the beginning of November on.

For an unrenovated 1+Den/1BA LTR in our section of Northeast though, $1,300-1,400/month is certainly in the ballpark of what I could comfortably get with some very minor improvements to the space between tenants.So all that being said, I think your target of $1,500-1,600/month for your 2BR units would be more than doable. 

We have cable or YouTube TV.Can't be cheap on this.We even advertise if someone else isn't offering cable channels what else are they cutting corners on?

My Section 8 tenants kind of talk and write like this,  brings one pause as to the veracity of your claims.

I want to do section 8 detroit, but i feel like i have to start out with something less risky to build a base. thank you 

Proc. 2018-58 -SECTION 17.02(2)(a) [ see analysis section below for link and text ].D.