I called the county and they said the property is under a law suit and with a law firm now.

My wife hates moving and although she understands our goal of building a portfolio she wouldn't be keen on moving to a worse neighborhood or smaller living space simply to get a lower down payment. 

As she left, she probably told the whole neighborhood what a fine fellow you are. 

I thought about all the post on BP and wisdom handed out by people who have done this longer than I have and I had firmly decided despite my desire to not be a "jerk landlord" I had to protect my property and confront this tenant. 

The big firm has about 5 times as many agents than the boutique firm so the numbers may be a little skewed.

Finally, if anyone was investing out of state for things ITP, I could do a drive-by or check a neighborhood out while I'm there. 

What is market rent in that neighborhood?

We look forward to checking out the different neighborhoods and of course the bars and restaurants! 

My broker has been patient and shown me around different neighborhoods.

It is a cusp neighborhood, so I think it may be worth just putting in market rate tenants rather than jump through the hoops for a potential 200 dollars more a month on section 8.