I know very little about section 8 housing, other than the gov't pays some or all of the rent. 

Also, even though you might tell a tenant that the current tenant will be vacated by a certain date they look at that as something else they have to deal with.The reason people aren't showing up to the open houses is because they do not meet one or all of your minimum quals and their is really no incentive for them to tell you this, they can just not show up and never talk to you again. 

(Most people just use credit cards now and don't carry around too much cash or a check book)But in a software program, any time you make a deposit into a checking account or write a check, it will be inserted into a Check Registry that keeps tabs on deposit and withdrawals  that you make from a certain bank or all banks that you use in QuickBooks. 

If you sold for a rental property for $250,000 and bought a duplex for $250,000, then you would not qualify because 50% of the purchase or $125,000 would not replace your requirement values and you would recognize some or all of your taxes.

Don't force the first deal...or all you will get is your first property

Once it's sat for a while, or all the offers are in the same ballpark, sellers usually come around.

If any or all of those are near needing replacement then that will drastically change your numbers. 

I find that people who are not trying to replace their cash flow (W2), but are rather looking to subsidize it or all out just increase wealth, can see the forest through the trees a bit easier.

The recently proposed bill seems to be removing some or all of the self-employment tax exclusion on rental income. 

The government pays a portion or all of the rent.