With the new commission rules you can stay flexible with an offer of buyer agent commission, rather than having to commit to a certain percentage going to the buyer agent upfront. 

I hadn’t thought about the risk of expanding my portfolio by having multiple properties over leveraged, although that seems to be a growth strategy that many use,  I’m not sure it’s one I’m comfortable with.  

People can't afford to buy so they continue renting (and stay longer!).

The program stipulates that you MUST stay in the home 5 years or you lose a pro rated portion of that 8k.

If a guest stays for one week in July, the owner can't legally rent to another guest until August and must leave their unit vacant for three weeks.

Hope you’re enjoying your stay in Malta travel safe and happy new year.

[Stay tuned, I might try to get through to you (again)]...

By staying informed and adaptable, investors can find opportunities in both booming and challenging markets.Overall, with careful planning, thorough research, and a strategic mindset, real estate investing can be a fulfilling journey towards financial success and stability.

As a young investor, stay organized, keep learning, and don't be afraid to ask for help.

Thank you in advance,Steven I'd advise staying away from Section 8 in BHM and be conservative when running rental numbers.