This is largely because I can typically get higher rents in B and A-class neighborhoods without relying on Section 8.I’d recommend focusing your search on C and C+ neighborhoods, for both multi-family and single-family homes with more than three bedrooms.

I believe that they will go after criminals first , then go to businesses that employ a large group , then to areas where a majority live . 

So, I hope you have a speed dialer and a large cup of coffee.If you want low, competitive rates, fast closings and great service, work with a broker. 

After a rough first year where I lost money for 8 months followed by another 4 months of learning how to self manage remotely, I had a great 13th-25th months where we have kept the placed booked, kept it profitable, and largely reinvested into the property.Here is the question though-  to buy the first property, my wife and I used a HELOC on our primary and used that for the downpayment on a new property,  for the furniture, appliances, etc, and all of the other little costs that go into getting going.  

My son is 22 years old and leading his 2nd large rehab (1st was about $40k, 2nd will likely be $50k).  

Voucher holders are wildely more risky than tenants who can afford to rent high end properties.I invest in an area where voucher rates are significantly higher than market rents so my portfolio is largely occupied by section 8 tenants.

I've reached out to the gentleman that owns the large PM group in the area to see if he knows of any smaller PM that I can connect with and I also messaged my credit union to find out what my best options would be.

We take the T12 roll it forward, we strip out anomalies and one-time expenses and then layer in base assumptions and any known large expenses that are planned for the next 12 months.

two things I have learned.  1,200 is a sweet spot for demand, and if you do have a large unit of 2,500 get a couple of them zoned for auto. 

I currently own rentals in Charlotte and Tampa and those were purchased with potential for large appreciation in mind -- not so much cash flow.