.- Good luck getting them to pay their portion for the duration of their lease- Be careful including utilities in the rent as they then won't care about a running toilet resulting in a $500 water bill.- S8 tenants don['t want to pay application fees- S8 tenants cry broke about paying security deposits- S8 tenants in the program for 10+ years claim ignoreance on filling out their paperwork because they've learned a desperate landlord will do it for them.If you want a S8 tenant, you MUST advertise on www.AffordableHousing.com

Indeed, where we pay a REALTOR commission, we are initially under water, but look at the long- term probability the rental will remain in the system.

We hope to have a redo photo shoot in the spring and add some outdoor amenities like a hot tub. 

John Yes, that is precisely why I think it is overrated with respect to cashflow, it is very difficult to find a property that will leave you above water after doing the numbers.

Las Cruces market is still pretty hot. 

NJ investor myself - happy to help you navigate these unique waters! 

I have a few hot areas in mind.

Finally, you post that your market is super hot for buyers, but then you don't mention what market you are referring to. 

Water - landlord plays in JC heights typically.

We dug a little deeper and found out the city had a timeline to expand water and sewer services within 18 months.