That makes zero sense unless you are trying to reduce risk and you have a very consistent NICHE market for those under $100K Sec 8 units.  

In some areas, purchase prices and value add opportunities align well with BRRRR, while in others the margins might be tighter.NOI plaus a big role in success, esepically with MF, so increasing rents and reducing expenses are key.

Normally when a  property is advertised as "cash only" the property is in poor condition and/or the seller wants to reduce contingencies and opts for a cleaner transaction.

Fortunately - we have a good relationship with our servicers and can get frictional matters that arise rectified/resolved relatively quickly, but the frequency of said matters could certainly be reduced.

Like anything it has to stay balanced but small gestures go a long way in reducing turnover and mitigating many "would be" issues. 

Even though classes would all be remote, All of us were for sending him off to school and were thrilled when he won a lottery for the reduced capacity dorm.  

Good tenants can significantly reduce vacancy rates, turnover costs, and maintenance expenses.Many property managers I know are quick to fill vacancies, often asking, "Do they meet the minimum requirements?"

This resulted in longer times to re-rent and well as reducing the rental pool.

But it’s clear you’re a smart investor who knows the long-term benefits real estate can bring.I keep reminding myself why I stick with real estate: you can make money every month in four different ways:Cash Flow – Passive income to live on.Appreciation – Long-term property value growth.Depreciation – Tax benefits that reduce your taxable income.Tenants Paying Down the Mortgage – Even if you’re paid off now, this is one of the biggest wealth-building tools for leveraged properties.It sounds like your main struggle is the stress of active management—and trust me, you’re not alone.

My strategy (at the time) was to aggressively pay down my mortgage, and the recast allowed me to reduce the monthly committed amount.