This is one of the oldest stories in the book... entrenched interests fighting technological advances that threaten them but offer most people more efficiency and better product for a cheaper price. 

Everyone wants the best deal possible when buying a product or service but being cheap in hiring a manager is a costly move.

I should get a response in 1-3 days.Washington Federal does have products for investment properties, and they can do things with only 6 months of seasoning, and they consider rental income right away.

The rest you get IRS notices to garnish their commissions check when a closing happens, their license gets suspended for not paying renewal fees, not doing all required CE credits to be up to date, having student loan delinquencies, owing back child support etc.Tons of paperwork and little production.

I think if renovated for rental, you can be all in for under $100k with a pretty decent product.

Built on a platform that works in a similar way as Microsoft Office products, you have almost countless ways to customize how/where/when you receive and hold information, documents, communications etc. 

If I get an alert for a product on my FB Marketplace I go grab it and throw it in my garage for my next property.

According to my research a capital asset is:The IRS indicates what constitutes a real property capital improvement as follows:Fixing a defect or design flawCreating an addition, physical enlargement or expansionCreating an increase in capacity, productivity or efficiencyRebuilding property after the end of its economic useful lifeReplacing a major component or structural part of the propertyAdapting property to a new or different useA repair is as follows:Improvements that "keep" property in efficient operating conditionRestores the property to its previous conditionProtects the underlying property through routine maintenanceIncidental Repair to propertyReference is http://www.dbbllc.com/newsletters/focus/mar2012/irs-clarifies-capital-improvement-vs-repair-expenseNext time I will rent a small excavator, dig my own hole, and put on a Fernco.

Takes 10 minutes.And through proper tenant screening, quarterly inspections, providing a superior product in a "good" area where people actually want to live, and tenant's knowing their voucher is in jeopardy if they damage my property or create conflict - I have little to no problems from my Section 8 tenants who hardly ever move, creating low vacancy expense for me.But getting back to the original question in the post, participation in the program is voluntary unless something different has been enacted for a specific state / locality - so check with the Housing Authority and/or knowledgeable Eviction Attorney in your area. 

He has reasonable rates and has given me great advice without trying to sell me products.