You cannot choose a section 8 tenant over a market rate tenant.

Quote from @Chantel Holsather: I am always an advocate if you can fix up a property to make it more marketable, that is really the way to go.

Even at 30%, that's still 15,000 potential prospects.What you want to focus on is a competitive market rent.

I like the idea of out-of-state STR in a less expensive market.

I live in Utah, where the real estate market has exploded to say the least through COVID, so investing in my backyard isn't something I'm interested in right now.I'm looking for a market with houses available to be renovated under $50k!

-Finding off-market deals and securing financing with limited capital.

Which ones will still deliver in a down market? 

And yes you can move the market with just $1M.

Not the best time of year and we're in an emerging market area about an hour outside of Charlotte, NC.30Y DSCR c/o Refi's have already been done on every eligible property after rehab / 3 months seasoning.As more of our properties come up on 1+ yr of ownership, despite losing likely future appreciation of 25-30%+ annually and paying a 5% PPP, I are open to selling some houses off to start paying off much of the high interest debt accumulated outside of mortgages. 

If you do not do your market research correctly, it doesn't matter how great your list is because you will pull a list in a bad market.