@Nina Ning this is going to seem over-simplistic but the price, location, and the start date of the property virtually guarantees that only students will want to rent the property."5 Bedroom/2 Bath Duplex only 3 blocks from _____bar and 7 blocks from _______football stadium available August 1st, 2021" = what a group of college friends is looking for. 

Most new investors look to Section 8 for "guaranteed money" and think it's easy.

You can't count on a guaranteed annual increase in rent. 

You have no guarantee that the company's value will increase or decrease but you have every reason to believe that over time it will do well.

A few things to note- Know the market value of your rental, because I guarantee your tenants do. - Your expenses don't mean anything to a tenant.

They are serving it up like you are guaranteed to make $500k.

The rent is guaranteed by other tenants, the regional chapter or the state will pay the rent.

Did GP sell to avoid being called by lender on personal guarantees under the mortgage debt?

This is not because they aren’t legit; some are and some aren’t, but because they do not guarantee the deal will be funded.

The Good  - Guaranteed rent payments which is great. 5 of my 7 Section 8 tenants only pay $50 a month for their portion of rent.