I have section 8 units and so far have avoided the real nightmares of section 8 lore (the ones that steal everything, vandalize, pour concrete down the drain etc.), but I have had some real challenges such as just yesterday had a tenant OD (and pass away) in a unit, as well as not one but two kidnappings last summer, a tenant who’s son got shot in the face in the parking lot, some stabbings, countless fights and arguments and cops at the building and of course the missed rent payments (tenant portion of course which is only $50-100), and much higher turnover rate than my non-section 8 units just because folks who can’t afford rent generally have less stable lives and move/ are involved in crime/ go to jail/ fall off the wagon/ have incidents of domestic violence/ revert to homelessness etc. more often than other tenant classes.

In a jurisdiction where you can set policies to preclude having your unit approved by the welfare office it is a no brainer to simply avoid renting to S8. 

I had a lawyer here in central Florida quote me $700.

We do need to confirm the best areas to look at, and avoid.

I'm a licensed realtor and could easily list it for him, but wanting to do him a favor and avoid commissions if possible while.

What areas do we AVOID and what areas are best for long term rentals?

@Kal Airey Hi Kal - I would actually think about placing the property into a land trust vs straight into an LLC, this actually avoids the due on sale clause as well as additional benefits. 

I would try to negotiate a longer commitment of the land lease or possible buy out, but if no commitment is reached within 3 years, I would sell the property to avoid getting stuck with the possibility of a huge lease increase at the 10 year mark.

So again, sell as yourself, sell as himself, buy as a disregarded LLC - this technically does not change the taxpayer and would be permissable for 1031 purposes.I always counsel you to make the deeds match as closely as possible simply because it avoids questions and fluke situations with inexperienced field agents in an audit. 

I am very motivated and excited about the prospect of building wealth through REI; however, my lack of experience (being none) has definitely led to moments of hesitation as I would like to avoid any major mistakes on my first transaction.JT (Jonathan Tambellini)