HUD adds a couple steps and can be a little more drama, but it’s guaranteed rent on time every time and they’ve continued to increase their rent standards to compete with other rentals.

If you think you can get better returns on something else by selling or it would be dragging your cash flow down too much to keep it after a refi, then sell.1031 has some pretty harsh time constraints that can add pressure to you if you are already in a market that has low inventory or a lot of competition.

Even so, our lower end properties do tend to attract a bit more drama than our others, but we are able to handle it. 

You'll have enough newb challenges without adding Section 8 drama this early in your landlord career.

My clients tend to have a lot of money in commercial so they value quality and security with less headache over squeezing out a few extra percent a year to deal with drama.

There is drama every week.  

A bit harsh but perhaps its true.

Not to be too harsh, but try to really understand what a catastrophe that car payment is.  

So I don't want to be too harsh on her.

Thanks for the reply and your right TARGET in this circumstance is a harsh word!