From what I had read, I thought it might be 1% but when I look at the top 100 cash flow markets for 2024, they are all less than .8% so then I questioned :-)  I understand this report is identifying markets, not individual listings.Thanks again!

Estimating repairs is the hardest part and seems to only come from wisdom/experience.

Hello,New to this experience and learning as I go.

@Aaron Davis My personal experience is that non section 8 tenants don't play well with section 8 tenants.Frank

Does anyone have experience working with them?

Does anyone have experience with this?

From your experience do you think this market is gaining strength lately?

Again, assuming this transaction is in CA.Here's some initial reading for you, which may help:Civil Code § 2945.4 CC - Foreclosure Consultant Violations (shouselaw.com)************************Alternative options may be to purchase the 1st TD and do the foreclosure yourselves, or gather the cash and buy it at the trustee sale. 

@Adam GottRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

I manage around 400 rentals with 14 years of experience and have never been sued once.