For instance we have seen dozens of sand and stain jobs on hardwood at $2/sf that needed to be completely redone. 

It seems that to be on Section 8 you need to look for a job on a regular basis.

Vitaliy, gave you solid advice and did a good job of explaining some of the key issues.

Hi Benjamin, I’m in japan and doing real estate investing here for about 8 years in different styles besides my full time job.

Hi Devin, Have you ever considered that instead of America needing smaller homes that are more affordable, that America needs more higher paying jobs so that people can live the actual American dream versus having to settle for less and less and less (Has George Carlin pointed out in his classic speech about this). 

It is an awesome system and does everything for single and multi family management, makes our difficult job so much easier.

Great job amassing that portfolio!

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Get a paying job with the 40 hours you free up.