I have owned Vacation Rentals and my company managed about 20 and the experience was terrible.

The cash flow will be terrible in almost every market in the country.

Section 8 tenants can be great, but they can also be extremely terrible.

It's a great place to learn about postcard marketing and marketing in general.However, I also got terrible results with their postcards.

That's a terrible idea.

Property didn't appraise because all multi-units comps sold in the area are in terrible condition in need of min $100k update to get them into this century.

You're just going to stretch yourself even further.You can barely househack, with $140k annual income, massive amount of debt and terrible credit score you're not going to qualify for much.

(granted many of the deals they will send will be terrible but with volume, you will find some pretty good deals) 

This is a terrible time to make a major life change that you don't have to make. 

Some are shady and most of the deals you'll come across will be terrible but with volume, you can find some pretty good BRRR deals.