I understand that section 8 of course is dealing sometimes with properties that are rougher neighborhoods not the Taj Mahal but they certainly deserve respect.

It’s very important for the borrower to understand all the above and how it works.

@Tsering Lhamo many PMCs haven't updated their processes to collecting Holding Fees - NOT deposits.A deposit is refundable and very difficult to liquidate for damages.A Holding Fee is a fee, so not refundable.You need to understand what your PMC signed with the prospect.

I spent a lot of time to learn and understand our housing market. 

Enough for a downpayment on a small multi-unit.I think I understand I can roll this capital to a SDIRA, but for a buy and hold plan I won't get depreciation if property is held in SDIRA.

In your experience as someone who understands real estate analysis at much greater depth than I do, what are the main factors to look into?

I understand now that this is likely because I am looking in areas that are too 'nice' that are selling at a premium, and I need to focus on towns a tier down from there. 

You need to make sure you understand multi-family properties and how they differ from single-family, so that you can evaluate a potential investment.

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.

Here is my understanding: RIA gets DST from BD.