I plan to buy and hold the good ones using hard money and pass others along to interested investors here in the Brooklyn area.

Cash flowing at 5% down was possible about 3 years ago—but that ship may have since sailed.Now, you’re left with two options: you can either pony up more cash per deal, or you can potentially look out of state for markets with more favorable rent-to-price ratios.Or…you can wait for rates to decline, but I don’t know how much a 100 or 150 basis point rate cut in the next year will really move the needle.That said, some firms (usually new construction companies, turnkey providers, etc.) will enter into forward commitments with lenders at institutional rates and then pass cost interest rate savings onto end buyers to entice them to purchase a property.

People want and use them and if you don't have them, some folks will pass on booking. 

If it's made publicly available, understand that most investors have already passed on it. 

Hard pass either way. 

Also, if anyone has a legal advisor in Virginia that is interested in working with a small investor (this will be our 2nd investment property), please pass their name and info along.

Since Section 8 properties often need some work to pass inspection, you may need around $10k or more for potential upgrades or repairs.

Especially if prop 33 passes, you may be stuck with those low rents and be unable to claw back to market, even after vacancy.The unintended consequence of all the rent control they've been passing in SB & CA as a whole...it incentivizes landlords to increase the rent every year to avoid being stuck with a below market unit.  

However selling some now for 650% is hard to pass on too.

Personally I passed on the deal, but the opportunity was to take over the deed with the existing rent to own tenants.