Expect at least a month before you will receive your first month's payment.Now, having said that, I have had very good experiences with the Sect 8 departments for Independence, Belton, Liberty, and Gladstone, as well as others.Of course, the Sect 8 department is only 1/2 of the equation. 

My ownership equates to 88 of the 141.

Speaking of appreciation, I'm not a fan of factoring that into the purchase equation because it's ultimately all speculation.

The numbers I have seen would not create enough foreclosures/evictions to create enough supply to massively change the equation, plus that process will draw out over time. 

Your numbers for expenses/cash flow based on your parameters really don't fit a reasonable profit equation so I'd make sure you are working with someone to walk through different scenarios.

Take yourself out of the equation. 

thanks for the comments bryan...my blog isn't necessarily only about small local banks, but i think tha's an imporant part of the equation for a newbie, so that's where i started..thanks again.

You, since you don't have money, provide the "time" part of the equation. 

This scenario is amplified when you have one customer for that one property since your one tenant equates to 100% of your customers. 

I feel really bad for you big pocketors , this equates to rich people problems.