I also know finding a quadplex as a first property in Orange County isn’t going to be easy, but I’m open to hearing people’s thoughts.My goal isn’t to turn a profit right away—I know properties here might not have positive cash flow for a few years.

Section 8 can be very profitable if done the right way, at scale, by an experienced operator, but I think it's one of the hardest strategies to start doing because of tenancies and government involvement.Most new people just think it's an easy government check and there is nothing that could be further from the truth.

Looking for a creative way to either turn my current property into a rental or a flip or any other way to make a profit. 

And following this convoluted rabbit hole calculate what kind of property you would need to exceed the profit level you have right now. 

Also the school districts have been increasing property taxes in A LOT of investment properties thus eating some of our profits. 

(Maybe the seller has a great interest rate, but you would have to pay twice that amount which wouldn't be profitable.)11) Crime in the neighborhood. 12) High turnover in tenants (raising your expenses.)

the profit is far less than I typically achieve but this is an awesome cabin (it was owned by a country music star in the past). 

So, in reality every month your moving close and closer to sucking out months/years of profits via items aging out, cap-x coming to bear. 

Maintenance costs are a huge factor in the profitability, or not of any investment property. 

Overall, managing an apartment with Section 8 tenants can be super rewarding, but it takes careful planning to keep things running smoothly and profitable.