And would probably have a negative cash flow of a few hundred dollars a month, best case.Obviously I'm pretty new to this, so maybe my numbers are way off or I'm missing something here but it just doesn't seem feasible to keep a tenant in the unit and cover all the expenses.Refinancing would help with those numbers a little, but I don't think I could cover closing costs to refi and still have money left over for the move to Oregon and wouldn't even be close to enough cash to buy a property after I move, even with an FHA loan.

A bunch of overblown pannic bs is affecting real people negatively.  

It feeds on itself the negative sentiment. 

Just plunking down 20% and getting negative cash flow.

The fact that you are using it as a personal residence may negate you from being able to write off the expenses. 

If you just care about the summary see Takeaway at the end.Here is what I did: Looked at which cities had the best Cumulative Returns [(Appreciation + Cash Flow) / 2010 Purchase Price] from 2010 to 2018 and tried to see what factors had a positive or negative impact on Cumulative Return (CRet)How did I figure out CRets?

Negative. 

Don't shy away from anything negative.

Even if you test yourself not sure if it will satisfy section 8 (assuming it’s negative)

However, at this stage, we have a bit of an issue where seller's should dump to get their 'potentially' highest price but buyers don't want to buy to much and end up with negative equity due to a decline in real estate values or get hit with extension risk buying in below prevail market rates and returns.So I think we will see inventory circulating and may very well see the same inventory a couple of times before it finds an executable market price.