I was a JTAC for 21 years, retired in 2008.Since you don't tell us where you currently are in your education/journey, I'll share some beginner advice.1.

The S&P 500 has that inflation adjusted "average" of 8% annual return, compounded WHEN drip back all dividends, and IF it performs as it has previous 30 years. 

Start with BiggerPockets Ultimate Beginners Guide (free).

Past performance is no indication of future results.

we do have to remember and I know its 10 years ago and many on this site are post GFC investor and know no better.. but were do you think all these deals came from... back in 2010 to 2014  it was not from well performing assets it was from stressed and failed owners. 

Regardless of the market, choosing a reliable property management company is crucial, as their performance can significantly impact your investment’s success.Good luck! 

For context, downtown Alexandria performs super well as a rental market and bringing in $5.5k+ as the monthly rental income if you choose to move out of the househack in the future will be absolutely feasible (depending on the property of course).

Create a bonus structure that gets those managers pumped to perform.

We will see more investors walk away because the properties aren't performing well, but other investors will pick them up and the quantity will remain high.Rates are anyone's guess.

I’ve found that C to B-class neighborhoods tend to perform best for Section 8 rentals.