Before you do anything, you'd be well served to have an occupancy inspection to see what your municipality will force you to do, before allowing a new person to move in.

We excel under current market conditions – the same ones that have many people panicking, as several of the major players in the real estate fund space are reporting losses, forced sales, foreclosures, and SEC investigations.

We are within "arm's reach" of Chicago and get a lot of people coming from there.

Gino Our major presence is in one market.We have an in-house Construction Arm that travels to between our main market and some satellite markets.We build and vet property management teams in Satellite markets before taking down deals there.

Ya and we are not seeing appreciation in the Smokies right now, unless it's forced appreciation via upgrades/renovations.

Plus, tenants get upset when you're forcing them to show the home, and can sabotage showings very easily, lying about problems, clutter and cleanliness issues, etc. 

And 1/3 of the mortgages were ARMs back then that reset high.

Plus they are all busy doing occupant custom remodels.Flippers and landlords like me have alwyas been forced into being hands on, the crew chief, over handymen and a few licensed trades.   

That is really not that bad of an option to be honest as it forces you to be more conservative and to build your portfolio strategically. 

If you like extra annual inspections where you are forced to do unnecessary repairs/improvements then section 8 is great.If you don't mind having your carefully crafted landlord friendly lease rendered worthless from the HAP addendum then section 8 is fine.If you don't mind your rent payments being paid at the whim of the government then section 8 is great.