I've had a change order for 14k and anticipate another may come when the canal line is cleared. one of the biggest things has been holding costs with my particular loan product, plus multiple extensions with multiple extension fees Thanks for sharing.

Summary: 7 loans outstanding: 4 in foreclosure, 1 in default - trying to develop a plan before I begin foreclosing, 1 current, but has needed multiple payoff extensions, 1 current with no issues.

The two common ways to get rents up is 1) to move qualified family into the unit for a year 2) perform and extensive rehab such that tenant occupancy is not possible. 

Furthermore, whole note investments benefit from an additional 0.5% annualized yield and are entitled to a share of any extension fees charged to the borrower."  

Some general pros v cons - I'm sure other people will provide other insights as wellPros: -Above market rents- Monthly rent payment on time that you don't have to worry about or chase anyone down for (if full pay)- No shortage of tenants depending on your standards - Tenants are incentivized to not trash/destroy the unit, otherwise they'll lose their voucher (Yearly inspections made by local S8 inspectors to keep everyone honest- Rental payouts are normally adjusted 1-2 times a year to keep up with market rentsCons:- May take a little while to get onboarded - dealing with local govt can always take longer than expected   - Generally won't have a super high credit score (to be expected given it's the govt paying for rent)- Each unit will need to be inspected and meet a certain living standard in order to be approved for fundingYou'll want to make sure you work with a property manager who has extensive experience in working with S8. 

The intent of my original post was to provide a factual, comprehensive review of your services and investment recommendation based on your extensive due diligence.

Why is the wholesaler not giving you an extension?

Your a licensed R.E. agent, that is NOT a solo thing, it means your an extension of that broker, and anything you do in Real Estate has possible MAJOR implications from both the broker and or real estate regulatory boards. 

Many, many people have made huge fortunes on SFR's alone.Speak extensively with anyone who invests in RE and do everything you can to pull out why you *shouldn't* do something.

Just a builders risk policy if you are doing an extensive rehab on the property and then a landlord dwelling policy when the property is rented.