The 10% vacancy and repairs, along with 5% capex in my opinion are pretty high. 

its highly risky for most mom and pops to sell on sub to.. and its simply not a way for those without substantial wherewithal to buy property and keep the seller safe..

He uses poorly thought through methods, I've listened to his "methods",  Thus, he has the high amount of  Due On Sale called in a short period of time. 

Highly recommend

I’d hate to see you walk away from that high an income and regret it.

Seems like a high-risk, low reward situation though.

By targeting better locations, leveraging Section 8 for consistent cash flow, and balancing low acquisition costs with high guaranteed rents, you've achieved impressive results like $1,100 in net cash flow on a single property.

Especially when I saw the high rankings on Airdna for DFW and started to dig into the highest performing listings and sub markets around the area.

On the flip side, if you've got a bunch of Section 8 tenants living in a building that's in a neighborhood where a lot of the tenant base has good jobs, high credit scores, and are generally reliable people, you've got the most risky tenants in that tenant base and that ain't what ya want.

Anyone that is looking at your assets is always going to need to factor in property management, so you can show that as a real expense (and really make it as high or low as you want).I work in a vertically integrated real estate and development company, and I cannot imagine how things would run if we did not have an internal property management company that essentially works for the other companies but also stands on its own.