I find that selling owner user commercial property with 20% down and owner financing the balance is quite easy and usually results in at least a few quick offers.  

There is always risk but in this case the risk is too high.

That will vary depending upon your experience level, the quality of the property, the cash flow of the property, and the lender's appetite for that type of loan.

With 25% down conventional (full income verification) even with 2+ units rates should be healthier..I wouldn’t suggest investing on the rate so much as the quality of property and analysis.

While Section 8 offers benefits like guaranteed rental income and a larger pool of prospective tenants, there are administrative requirements and potential differences in payment expectations to navigate.Before making a decision, conduct thorough tenant screenings to ensure tenants meet your rental criteria beyond their Section 8 status.

New supply hit all-time highs or very close to it for many cities in the state.

Just a warning, heloc rates are high right now, mine is at 10% but you could find a better deal for a short period realistically. 

Market is crazy right now with multiple offers on most buildings that are priced right, so definitely a great time to sell!

I've even made an offer on a distressed property in my last trip and had a great experience negotiating and trying to workout a deal.

However - my job is very high paying so I will look to build savings and start making my first purchases.