Asking $600k and worth about $500k. 

In my experience, the average Section 8 resident behaves differently than the average market rate resident, and the government-backed rent is not worth the added hassle.  

house was built half way onto my lot.. owner of house went to court he only had to pay what half of the lot was worth at the time.. so no big win.. more like a big hassle

Is it worth investing in education or mentorships (WREIN is what I have been looking into but am skeptical).  

Your net worth and cash flow goes up exponentially when you tap into your equity to scale up and buy more and more cash flowing properties.

started the interest rate at 8.5% and wrote in the contract that their interest rate will change anytime my bank loan's changes (every 5 years) and will always remain 2.5 interest points above...for what it's worth...i have another under contract that hopefully will close soon..i'd be interested in hearing about this wally wrap as well bryan...what was that?

. $700/month HOA fee may deter buyers, elongating your resale timeline, and could push your ARV closer to the lower end of your range.

Those couple hours of research will save you hundreds of hours of time down the line, so it's well worth the effort.

Section 8 can be a solid strategy, especially in cities like Detroit where the rent-to-price ratios often make it worth considering.

That said, I'm comfortable with the BRRRR strategy, I understand how it can help us build net worth and also limit the actual cash in and therefore risk to her.