I’ve found list source to be low quality for MF at least in Missouri. 

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

It took me almost 5 months to get them out and cost me over $15k. 

there is a lot of competition - you're going to be up against both other low-budget operations and also high-budget, national operations. 

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.

And to people who run PMC's, I'm sorry if my original post sounded like I was complaining about having to pay for both, or being snide about the cost. 

And really low price points you're going to be hard pressed to find good returns as well.

You can't charge a tenant the full cost of replacing carpet if the carpet was already eight years old and had a life expectancy of ten years.

That's a pitifully low CoCR to earn for all the hard work of being a landlord.

He has rejected larger offers and suggested I invest $5,000 for an 8-12% stake in the venture.They uses a cost-free retail space and a reliable, but paid event venue and has 100 attendees weekly.