Thanks Dennis, I think you're right that planning for a more conservative return would be a good idea.I re-ran my numbers at an even more conservative level:Lower ARV: $800,000Lower income levels (I'm assuming it will take a couple years to get up to full potential income, but giving myself 3 years was a conservative estimate):Year 1: 50k (NOI $1,000)Year 2: 80k (NOI $31,000)Year 3: 100k (NOI $51,000)My ROI numbers come out to:1% (year 1) 46% (year 2) 76% (year 3)This scenario seems like an acceptable risk to me, when the upside seems far more profitable.

@Tod DuBois couple of thoughts:1) If you're getting that many leads - raise your price!

As long as the husband continues to pay rent for a couple more months, I will let the ex off the lease. 

I worked adjacent to a couple of rehab teams on the admin side.

Im looking to purchase a couple of 3Br 1bath SFH in Cahokia IL and rent them to Section 8.Does anyone have experience with the local Section 8 authority?

Research led me to a couple of videos of former ND players coming back to build development into the area.

Then my second house which was freshly turned had a tenant that up and left after a couple of months and caused excessive damage. 

@Daniel Kazakos Correct, I don't think I could qualify as a RE Prof in the next couple of months given that 750 hours is required and nov and dec are "short" months. 

Its relatively easy to manage the process once you do it a couple times.   

Right now I rent one of their properties with a couple roommates and I've been looking to buy my own place.