If you're seeking a reliable income stream, consider checking out Cleveland OH.

The city's diverse economy, favorable tax environment, and high quality of life attract a steady stream of new residents, ensuring robust rental income and long-term growth potential.

I am looking at a constructing a single family that would extend into the floodway (not Floodzone) of a studied stream.

This provides a steady income stream with minimal risk.Appreciation Potential-The property has appreciated significantly since purchase, and you could continue to benefit from further appreciation in the future.Minimal Hassle-You're already familiar with the property, and since it's paid off, you don't have mortgage payments or associated risks.Cons:Limited Portfolio Growth-Keeping the property means your investment portfolio remains concentrated in one property.

We bought our first property in the Smokies in 2005 and now currently own 5 and manage about 30.We now have a lifetime income stream from the 5 properties, with modest mortgages on just two of them.  

If the goal is your mom's income stream why go there?   

In these cities, your financial resources will go a long way enabling you to assemble a diverse multifamily portfolio and initiate a steady stream of income.

I also changed direction in mid-stream. . .Homeowners were a young couple with a newborn.

Section 8 does have challanges but the oppertunity to make multiple income streams and even expand your real estate investmets can become much greater. 

I guess the play in this scenario would be the cash from the cash-out refi and the equity growth on the rental property, but nothing in terms of a monthly income stream.