Real estate can be an excellent investment, but ensuring you can comfortably manage the payments is vital, even if you encounter negative cash flow periods.

Hey guys I am investing in Dallas Forth-Worth & Tampa area Long term rentals and I’m doing section 8 also , I am getting property with hard money loan , remodel them, and  then re fi them for 30 years , I put around 45-65K for each property I have 4 properties that cash flowing $300, $500, $1000, $250 per month I wanted to get into Multi Family - 4 plex, 6 plex and up even 8-12 units as first deal.  

Basically seeing break-even at 75%-80% occupancy.  

What does that even entail if self-managing?

You might even do this for a year.Don't worry about not seeing the apt before you lease it. 

I will have to pay the depreciation recapture taxes down the road but even paying that will be better than paying up front the conversion taxes.

Foreclosure is expensive and time-consuming, so most lenders won't even begin the process of foreclosure until payments are 4-6 months behind.In a non-judicial foreclosure state like Georgia, the four weeks of public notices are all the advanced notice you're gonna get as an investor!

If they stop paying rent in Sep, you can't even think about starting eviction until school is out.

North Bay is tough so the numbers that are good there are not the numbers that are good in the midwest.If you are so new, how are you going to even know what is good to look at it until you start looking at properties in your price range to get an idea.

It would be a huge waste of time going to the sheriff auction  just to find out the property isnt even being auctioned.