I want to stay away from Section 8 for now.As for NY, I've contemplated Poughkeepsie, but I'm not too fond of how the job market/population has been looking. 

If the company is making 2M in gross sales a year, there are some, but if they see that they just changed ownership, then they’ll stay away.

Ive tried everywhere i just cant seem to get it out there enough to get people to check it out. i am wanting to move out to grand lake area but im stuck in the city cause i own the early bird bar in sw side of town and theres alot of good patirons that stay loyal customers. i really want to get it sold where i can get out to my lake house. if any one can help me id be thinkful. up for any ideas thanks. asking $20,000

Which areas to find deals, which areas to stay away from, etc? 

It looks aggressive, but achievable if the market stays hot.

One must develop a comprehensive discipline for analysis and negotiations to help ensure their success in this niche. 

Learn the laws if you expect to stay in business.What so many new investor/landlords fail to understand is that the rent is late the day after it is due.

I'd try to find the one with the deeper pockets so you know they'll stay around the longest hopefully.

Stay focused on that and not all this "story".I'll stand by the advice to find a landlord/tenant attorney.  

Given what happened with eRentPayment last month, I'm a bit more cautious about such online payment services but for now I'm staying with Cozy.co but monitoring it carefully.