Quote from @Stephen Daniel Pace: Hey BP family!

I have worked with section 8 tenants and the local housing authority in both Escambia(Pensacola) and Santa Rosa county(Gulf Breeze, Milton, Pace) when I was managing properties for others and took over management of section 8 units.  

While we currently use spreadsheets, we are working on systemizing the process to streamline operations further.Conducting meetings with clear agendas and action items is paramount.

We should have it all fixed ASAP.Other than speed, most of our functionality is back up to pace.

I'm in Calgary but I am also thinking that Calgary is about to start recovery (but I expect somewhat of a slow pace).

Pace Morby is a good resource for creative finance.

Rental rates have not kept pace with monthly mortgage $ increases and so the price/rent ratio is decreasing in many markets.

Not sure if the numbers would still work for you but you could try the "Morby Method" from Pace Morby if you haven't already.

YUP  can't fathom those who buy into the appreciation = speculation   mantra... not sure where they are getting their info.although I will say in historically appreciating markets that's completely foolish thought process.in areas were properties appreciate at a glacial pace or not at all .. then of course buying those properties the only thing to look for is cash flow.. no other reason to buy them..

Durham has been growing at a very rapid pace and there are tons of "luxurious apartments" being built all over the city.