But generally I'd agree that anyone who NEEDS to borrow EM, probably shouldn't be doing that deal as the risk is too high.

Houses are cheap and rents are high.

About inflated prices and high interest rates...I've bought my best performing properties during the worst economic cycles. 

The experience isn't matching up here.Also, you would not want to put a trailer park or multifamily apartment complex right next to county magistrate building.

At apartments we pay water, sewer and trash.

High Income professional over the income bracket that allows you to deduct RE depreciation from W-2/1099 non RE income. 2.

I know Section 8 isn't the most attractive start with investors, but I've grown to believe it can be very successful if done correctly and with the high program rents and long waitlist in NC and surround states it has drawn me to it.

it may be a great option given your wifes high DTI 

I have built a portfolio of almost 200 units with 90% in Utah and about 75% of those seller-financed.If you don't feel comfortable with seller financing, finding off-market deals or value add opportunities I highly suggest we jump on a Zoom call.You need to network with people who are where you want to be and if you don't you won't get there, ever.

This is more difficult to secure in this high rate environment but so is a cash out refinance.