I don't think you have to worry about it in your state:"The federal law that established Section 8 does not require landlords to participate in the program.

In this cycle, on top of the usual hurdles, first-time homebuyers will face stiff competition from cash-rich institutional investors looking for higher ROI (e.g. ibuyers)Take advantage of the U.S. becoming a nation of renters. 

The big money (hedge funds and institutional investors) could very quickly move their money from the Stock Market to housing and other commodities to preserve their assets, but that is not what a recession is.A recession is based on production across the general economy, not on profit taking from the speculation on Wall Street.We are fine.

On the other hand, you could buy this with a combination of institutional financing and Owner carry.

It took us six months (should have only taken 30 days) to receive the paperwork from the financial institution we purchased the note from.

Last year I filed as active participant, which only offset 25k, and left the bulk of my income subject to self employment tax. 

The institution counters and awards bids and communicates through the REO agent.

Because there is a considerable amount of equity available I would like to refinance once I have tenants established and use the cash to then apply towards purchase of my next buy and hold property.However the couple financial institutions that I spoke with and currently have relationships tell me that the home will need to be in my name and not an LLC. 

The property currently cash flows at about $8k/m, and has about another $2k/m cash flow upside as the rent increases we've instituted stabilize over the next year or so.If we cash-out refi, we'll have the chance to add another property to our portfolio (probably NNN in the $1.5m range) and keep a stabilized, cash-flowing asset; we'd cash flow maybe $1k more a month when all is said and done and diversify our holdings a bit. 

We have about 1200 active local investors (my personal estimate) and the institutionals.