Section 8 can be very profitable if done the right way, at scale, by an experienced operator, but I think it's one of the hardest strategies to start doing because of tenancies and government involvement.Most new people just think it's an easy government check and there is nothing that could be further from the truth.

Not an expert here but my Brother is a heavy equipment operator in Northern CA and did a lot of the fire clean up when those fires happened and he mentioned contractor might need hazard waste removal license..

Build a local team for cleaning and repairs to streamline operations.

I started operating the property in mid-2023.

We need to optimize industries our areas offer or specialize in.My area has tons of fruit orchards and crypto / blockchain mining operations.  

Lee runs a first class operation.

We have talked about things such as rent by the room and acknowledge that the operating model will likely be very different while living in the property vs. when we move out.I think the point you made about assumable loans is very helpful to get into a property you might not otherwise be able to afford.

If one or more units are vacant, the remaining units often don’t provide enough cash flow to cover expenses, making it harder to meet operating costs.Maintenance costs: A fourplex comes with four times the appliances, plumbing, HVAC systems, and other components to maintain, leading to significantly higher repair and maintenance expenses than single-family homes.If you want to see the detailed calculation, read this BP blog - More Units Doesn’t Mean More Money—Why a Single-Family Home Can Beat a Fourplex.Resale value: Multi-family properties have a limited buyer pool—mainly investors—who base their offers on CAP rates.

There are more passive ways to invest in real estate than "turn-key" real estate and achieve those types of returns, but you will need vet the operators and get educated before jumping in.

Pick solid operators and solid asset classes.We syndicate self-storage projects.