If you include utilities and appliances, this chart is null.I'm not advocating anyone here lower their rent to meet the voucher values.

Assuming they made payments for 10 years, or through 2014, they would have a principal balance around $170,000 (assuming 4%, 30 yr fixed)....not critical that this be precise, but needed to estimate what lender will bid up to on auction day.So, the real question is about the refinancing.....because if I can't see a reasonable path to refinance, then there is no way I'm getting involved with a hard money lender.  

There is no exact path or precise amount of time it takes to be a full time investor. 

This is precisely why I am asking for anyone who has had positive experiences with some since there aren't many that do excellent business.

Not my chart buddy. 

You'll never get a call at midnight from a note.I'd suggest that you kick around several ideas, get some input from BP and other local sources, and then sit down with a skilled CPA and/or fee-only financial advisor to chart a course of action.  

NO APPRECIATION.However, over the life time of the Investment... you TURNED $30k into $55,926.Given these two things:2017 - Invested $30k2016 - Returned $55,926You can calculate the Rate of Return as 6.43% per year which is calculated in cell K2.The Chart in Column I to J from 2017 to 2016 just shows you what it would be like as a CD.Hopefully I explained it better.Bottom line, the 6.43% has nothing to do with reinvesting the $250 per month.

Presuming the reimbursement program works precisely as promised, this seems like a no-brainer. 

You can do a lot with $400k and build a diversified portfolio - options range from SFR, MFR, flipping with value-add, buying land and developing, going out-of-state, to commercial syndicates on the other end of the spectrum.If no prior expertise in real estate, then stick to simple - SFR w/ value-add (in your home market or out of state) & commercial syndicates, gain experience & knowledge and chart your path forward. 

I'm looking forward to meeting people and sharing more about myself and what I'm looking for precisely, but at this very moment I've got to run.