**Cash Flow & Reliability**: The cash flow can be great, especially since the rent is typically above the average for the area, and it’s guaranteed by the government.

If they are, I would pay them off first.I would invest in a different market(likely bigger market) where you can find reliable contractors or find a PM that will be able to manage the properties.

its most unfortunate that you had to go through this deception and theft from someone who is considered a professional in this business. we definitely appreciate you putting the warning out about this character. as hard as it is to find a reliable experienced contractor nowadays its even harder to find one that's not a crook and a liar and that's truly pathetic.   

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.

If your entity has several years of operating history and good and reliable financials, you may be able to find something. 

I can envision that the numbers on these luxury homes would lead to to a long lag time...but hopefully I'm wrong. 

And you need your property occupied by a reliable tenant.

Through this journey, I’ve built strong relationships and developed valuable expertise in:Researching micromarkets and identifying comparables, potencial Accurately estimating construction or remodeling costs.Securing fast and reliable financing through partnerships with two top hard money lenders in Texas, offering competitive rates.I’m on this platform to connect with capital partners who are seeking an annual ROI of 12%-15%.

These methods include: Detailed Engineering Cost ApproachDetailed Engineering Cost Estimate ApproachSurvey or Letter ApproachResidual Estimation ApproachSampling or Modeling ApproachExperience or “Rule of Thumb” ApproachIt’s important to understand the differences between the approaches including which one best fits your property and the reliability of each approach.DETAILED ENGINEERING COST APPROACHThis approach compiles the costs from construction and accounting reports to build a report.

I would say keeping their crews busy is a must when there is always another investor who needs a good reliable contractor.