Las Vegans Paying Highest Income Percentage on Rent: Nearly 58.3% of renters in the Las Vegas area spend more than 30% of their income on rent, considered "housing-cost burdened."

Hire a PM before you find you have a non-paying tenant living in your home for 6 months while you beg him to leave while paying his utilities/repairs and probably a relocation fee  I hope you sell, but good luck either way  

A vacant month, turnover costs, paying your PM to fill the unit. 

An apartment complex or even a small multifamily where 90% of the residents are paying market rent and 10% is legally set aside below market.

If the delay results in you not meeting the state deadline, then I suggest you make the PM pay for it or file a complaint against them with the state.Everything has an expected life span.

@Jeffrey Albaum, some of our clients have had good experiences with BuilderTrend as a project management software.

Drug out the process so long I had to pay additional EMD to save the deal.

If you have a large down payment (or the ability to cover negative cashflow), the East Bay's appreciation and principal pay-down benefits have been historically very strong compared to other markets.  

Your local S8 Housing Commission should have an info sheet on their website that shows their deductions if landlord chooses not to include electric, gas & water.Even more critical, your $680 mortgage amount, that you appear to be comparing to the S8 rent, should include ALL the other housing ownership costs: property taxes, insurance, vacancy/tenant nonperformance (S8 tenant may have to pay part of rent), maintenance & miscellaneous.Suggest you use the BP Calculator for this.

Long-term tenant that always pays on time.