Having said that, after a recent conversation with a friend, I'm looking to do some more investing assuming I am fortunate enough to find the right deal at the right price and, yes, with the right funding structure i.e. greenbacks!

Low returns like pre covid numbers coupled with low price/high headache guests have scared people to sell.

My properties are in California's Gold Country--where there are many lovely people, and many low-lifes (oh, did I say that??).

I am surprised wages are low considering that SA has some considerable industries.

My main concern is running out of funds too quickly.

They are offering a syndication fund for section 8 housing paying 9% dividends and 60% annual profit sharing of cash flowing properties in the portfolio. 

Matthew,Yes, you would want to use those funds and do a 1031 exchange to avoid paying taxes on the cash or (boot) from the sale of the home. 

@Richard Hoyte I haven’t been able to take advantage of any low down payment loans so have been stuck needing 20% down on every deal plus closing costs and cash reserves.

The sellers either cannot wait through traditional timelines, their property is of very low value, or the property has major defects that make selling it and earning a 3% commission a money-losing endeavor.

I try to encourage the very best tenants to stay by keeping rent low, but only if they are perfect in every way: timely payments, no lease violations, maintain homes, communicate well, etc.