Anyone have experience with Section 8?
Investor · Huntington Beach, CA · Member since 2022 · 94 posts · 32 votes
Anyone have experience with Section 8?
Most Popular Reply
Cincinnati, OH · Member since 2020 · 4k+ posts · 3k+ votes
1yMost of my rentals, when I first started buying in 2010, were section 8 through the housing choice voucher system in Cincinnati. I don't have experience with Dayton, OH, but would imagine it is similar.
When you say "section 8" tenants, are you looking at low-income housing tax credit type properties, or standard rentals that are in lower income areas and therefore cater to HCV tenants?
For me, HCV was worth it when I started out. But it was hands on. I had fairly good luck with all tenants that I placed while I was self managing. Because you can assume no Section 8 tenant has good credit, my leasing decisions had more to do with meeting each tenant myself to get a gut feeling based on their communicativeness, timeliness to showing, what questions they asked, whether they looked me in the eyes or avoided eye contact, etc.
The downside of section 8 was the annual, then bi-annual, inspections. You are effectively turning the unit every year or two, even when the tenant stays in place. Over the years, these mandatory repairs became more and more expensive, to the point that any rent premiums I was getting through section 8 was more than eaten up by the reinspection repairs.
Admittedly, my properties were mostly in the path of gentrification, so overtime was moving effectively getting rid of my section 8 tenants and going with better qualified, higher rent paying market rate tenants. But while I had my properties in section 8 it was generally fine.
Like any, if you show respect to the property and tenants, they will typically show respect to you and the property. If you don't take care of issues, don't take care of the property, and don't keep things in good repair, you will have tenants that don't respect the property either.
33 Replies
- 1yJaycee GreenePro MemberReal Estate Consultant · St. Louis MSA · Member since 2024 · 3k+ posts · 727 votes
Quote from @Marcos De la Cruz:
Anyone have experience with multi family section 8?
Hey @Marcos De la Cruz! What kind of "experience" are you seeking?
- Investor · Huntington Beach, CA · Member since 2022 · 94 posts · 32 votes1y
Quote from @Jaycee Greene:
Quote from @Marcos De la Cruz:
Anyone have experience with multi family section 8?
Hey @Marcos De la Cruz! What kind of "experience" are you seeking?
Ownership. I want to hear from owners and if It's worth it or not.
- 1yMike PaolucciBusiness MemberRealtor · Columbus Cleveland Dayton, OH · Member since 2022 · 493 posts · 550 votes
Quote from @Marcos De la Cruz:
Anyone have experience with multi family section 8?
Section 8 can be worth it if you have the right teams in place.
Some general pros v cons - I'm sure other people will provide other insights as well
Pros:
-Above market rents
- Monthly rent payment on time that you don't have to worry about or chase anyone down for (if full pay)
- No shortage of tenants depending on your standards
- Tenants are incentivized to not trash/destroy the unit, otherwise they'll lose their voucher (Yearly inspections made by local S8 inspectors to keep everyone honest
- Rental payouts are normally adjusted 1-2 times a year to keep up with market rentsCons:
- May take a little while to get onboarded - dealing with local govt can always take longer than expected
- Generally won't have a super high credit score (to be expected given it's the govt paying for rent)
- Each unit will need to be inspected and meet a certain living standard in order to be approved for fundingYou'll want to make sure you work with a property manager who has extensive experience in working with S8. They'll know what standards are needed and should be able to assist you getting units ready to go for the inspections. Mine makes it a set standard that each unit they touch MUST meet the section 8 minimum standard of requirements to widen their applicant pool.
Happy to answer any additional questions & good luck with your investing.
Reafco - Mike Paolucci 512 Reviews - Investor · Huntington Beach, CA · Member since 2022 · 94 posts · 32 votes1y
Quote from @Mike Paolucci:
Quote from @Marcos De la Cruz:
Anyone have experience with multi family section 8?
Section 8 can be worth it if you have the right teams in place.
Some general pros v cons - I'm sure other people will provide other insights as well
Pros:
-Above market rents
- Monthly rent payment on time that you don't have to worry about or chase anyone down for (if full pay)
- No shortage of tenants depending on your standards
- Tenants are incentivized to not trash/destroy the unit, otherwise they'll lose their voucher (Yearly inspections made by local S8 inspectors to keep everyone honest
- Rental payouts are normally adjusted 1-2 times a year to keep up with market rentsCons:
- May take a little while to get onboarded - dealing with local govt can always take longer than expected
- Generally won't have a super high credit score (to be expected given it's the govt paying for rent)
- Each unit will need to be inspected and meet a certain living standard in order to be approved for fundingYou'll want to make sure you work with a property manager who has extensive experience in working with S8. They'll know what standards are needed and should be able to assist you getting units ready to go for the inspections. Mine makes it a set standard that each unit they touch MUST meet the section 8 minimum standard of requirements to widen their applicant pool.
Happy to answer any additional questions & good luck with your investing. - Investor · Huntington Beach, CA · Member since 2022 · 94 posts · 32 votes1y
Thanks, Mike, excellent info!
- Investor · Miami, FL · Member since 2015 · 355 posts · 268 votes1y
Adequately answered by others. I'll add some newer info to the mix: Section 8 vouchers have been going up, in many cases above market rents. The main reason is to incentivize affordable housing development. The perception of Section 8 from an investment standpoint used to be lean negative. However in the past 12-18 months I've seen the perception shift toward lean positive and trending upward.
- Member since 2025 · 1 post · 0 votes1y
From an owner-agent perspective, investing in Section 8 properties with a buy-and-hold strategy can be a great way to build and grow your portfolio. Like any investment, there’s a learning curve—understanding which properties qualify, accurately estimating renovation costs to pass inspections, and managing typical real estate risks.
Having a reliable maintenance and management team in place is key to long-term success. As always, conduct thorough due diligence and make investment decisions that align with your personal financial goals. Working with an experienced local agent can also be a valuable advantage.
Hope this helps. :-)
If you are considering the Atlanta and surrounding areas I am always available to share what I know! Happy House Hunting.
- Real Estate Investor · Burlington, VT · Member since 2010 · 2k+ posts · 1k+ votes1y
@Marcos De la Cruz Echoing what other have said, both pros and cons. I added 2 section 8 units to my rental mix over the past 2 years and in general, no issues. Rent is paid on time, and no problems with the general inspections at the beginning. One unit passed immediately, the other unit they asked me to professionally clean the carpets.
Slow on the paperwork side, but for both tenants, I can see them staying for many years.
Depending on the state, they may have a one time incentive bonus to sign up. Mine (in VT) was $1,000.
Hope that helps and good luck!
- Investor · Huntington Beach, CA · Member since 2022 · 94 posts · 32 votes1y
Quote from @Tom S.:
@Marcos De la Cruz Echoing what other have said, both pros and cons. I added 2 section 8 units to my rental mix over the past 2 years and in general, no issues. Rent is paid on time, and no problems with the general inspections at the beginning. One unit passed immediately, the other unit they asked me to professionally clean the carpets.
Slow on the paperwork side, but for both tenants, I can see them staying for many years.
Depending on the state, they may have a one time incentive bonus to sign up. Mine (in VT) was $1,000.
Hope that helps and good luck!
- Investor · Huntington Beach, CA · Member since 2022 · 94 posts · 32 votes1y
I'm considering properties that are currently occupied by S8 tenants.
Thanks for the info!
- Investor · Huntington Beach, CA · Member since 2022 · 94 posts · 32 votes1y
Quote from @Robin Bryant:
From an owner-agent perspective, investing in Section 8 properties with a buy-and-hold strategy can be a great way to build and grow your portfolio. Like any investment, there’s a learning curve—understanding which properties qualify, accurately estimating renovation costs to pass inspections, and managing typical real estate risks.
Having a reliable maintenance and management team in place is key to long-term success. As always, conduct thorough due diligence and make investment decisions that align with your personal financial goals. Working with an experienced local agent can also be a valuable advantage.
Hope this helps. :-)
If you are considering the Atlanta and surrounding areas I am always available to share what I know! Happy House Hunting.
- Investor · Huntington Beach, CA · Member since 2022 · 94 posts · 32 votes1y
Great advice. Thanks!
- Cincinnati, OH · Member since 2020 · 4k+ posts · 3k+ votes1y
Most of my rentals, when I first started buying in 2010, were section 8 through the housing choice voucher system in Cincinnati. I don't have experience with Dayton, OH, but would imagine it is similar.
When you say "section 8" tenants, are you looking at low-income housing tax credit type properties, or standard rentals that are in lower income areas and therefore cater to HCV tenants?
For me, HCV was worth it when I started out. But it was hands on. I had fairly good luck with all tenants that I placed while I was self managing. Because you can assume no Section 8 tenant has good credit, my leasing decisions had more to do with meeting each tenant myself to get a gut feeling based on their communicativeness, timeliness to showing, what questions they asked, whether they looked me in the eyes or avoided eye contact, etc.
The downside of section 8 was the annual, then bi-annual, inspections. You are effectively turning the unit every year or two, even when the tenant stays in place. Over the years, these mandatory repairs became more and more expensive, to the point that any rent premiums I was getting through section 8 was more than eaten up by the reinspection repairs.
Admittedly, my properties were mostly in the path of gentrification, so overtime was moving effectively getting rid of my section 8 tenants and going with better qualified, higher rent paying market rate tenants. But while I had my properties in section 8 it was generally fine.
Like any, if you show respect to the property and tenants, they will typically show respect to you and the property. If you don't take care of issues, don't take care of the property, and don't keep things in good repair, you will have tenants that don't respect the property either.
- Investor · Huntington Beach, CA · Member since 2022 · 94 posts · 32 votes1y
Quote from @Evan Polaski:
Most of my rentals, when I first started buying in 2010, were section 8 through the housing choice voucher system in Cincinnati. I don't have experience with Dayton, OH, but would imagine it is similar.
When you say "section 8" tenants, are you looking at low-income housing tax credit type properties, or standard rentals that are in lower income areas and therefore cater to HCV tenants?
For me, HCV was worth it when I started out. But it was hands on. I had fairly good luck with all tenants that I placed while I was self managing. Because you can assume no Section 8 tenant has good credit, my leasing decisions had more to do with meeting each tenant myself to get a gut feeling based on their communicativeness, timeliness to showing, what questions they asked, whether they looked me in the eyes or avoided eye contact, etc.
The downside of section 8 was the annual, then bi-annual, inspections. You are effectively turning the unit every year or two, even when the tenant stays in place. Over the years, these mandatory repairs became more and more expensive, to the point that any rent premiums I was getting through section 8 was more than eaten up by the reinspection repairs.
Admittedly, my properties were mostly in the path of gentrification, so overtime was moving effectively getting rid of my section 8 tenants and going with better qualified, higher rent paying market rate tenants. But while I had my properties in section 8 it was generally fine.
Like any, if you show respect to the property and tenants, they will typically show respect to you and the property. If you don't take care of issues, don't take care of the property, and don't keep things in good repair, you will have tenants that don't respect the property either.
Thanks, Evan.
I do respect my properties and tenants and I am considering standard rentals in C type areas.
- 1yMichael SmytheBusiness MemberReal Estate Agent · Metro Detroit · Member since 2023 · 4k+ posts · 3k+ votes
We manage almost 100 S8 leases.
S8 is NOT the cure for tenant nonpayment issues!
It also does NOT pay more than market rent.
Ask yourself, why would the federal government pay MORE than market rent and waste our tax dollars?
The reality is that the Gross S8 Rent amount on an S8 voucher includes all utilities. Remove those and the Net S8 Rent will be market rent.Typically, the only way to get more than market rent is by buying in Class D areas and hoping a S8 tenant will live there instead of a Class C area.
Keep in Mind: TENANTS QUALIFY FOR SECTION 8 FOR A REASON!
Most S8 tenants have a history of bad decisions, often having convictions, evictions, bankruptcies, chargeoffs, collections, garnishments, etc.We embrace S8 applicants, but screen them just like any other applicant.
Many have an entitlement mentality and try to leverage their S8 voucher by pretending to be helpless:
1) A percentage won't apply because they expect a landlord to waive application fees for them.
2) Many cry broke and expect a landlord NOT to charge them a security deposit.
3) Many of those same S8 tenants trying to avoid paying a security deposit, won't make an effort to call the list of nonprofits we send them that will pay their security deposit if they apply.
4) A lot of them try to avoid paying for utilities. S8 will include utilities in the rent payments to the landlord, BUT ONLY UP TO A CERTAIN AMOUNT. Many tenants abuse free utilities and stick their landlords with the amounts that exceed what S8 pays. Don't even get us going about S8 tenant retaliation via abuse of utilities!
5) Those that have to pay a portion of their rent - some don't. Again, they try to leverage the majority the landlord is getting, so they don't have to pay their portion.
6) We get the most maintenance requests from S8 tenants. Many won't lift a finger to do anything. They expect us to replace lightbulbs, won't change furnace filters and we also have lawn maintenance issues with them. Forget trying to walk them through a simple repair over the phone, to avoid sending a ServiceTech and saving an owner money. They always pretend to be confused and just want us to send someone.
7) Some will cause damages that S8 won't require to be fixed, but will threaten to move if you don't fix it. One demanded we paint the interior the color they wanted or they wouldn't renew their lease.
8) MoveOut damages typically exceed their security deposit.
These are the horror stories.
We also have a few S8 tenants that keep their homes immaculate!
So, proper screening is EXTREMELY important!
Logical Property Management4.9453 Reviews - Real Estate Broker · Minneapolis, MN · Member since 2011 · 5k+ posts · 6k+ votes1y
I'm gonna be blunt @Marcos De la Cruz
Do you know anything about stock market and that arena of things?
Sec8 is the "Options Trading" of Investment Real Estate.
Yes, in theory a person can make CRAZY $$$$, and some absolutely do.
But..... oh the BUT's.....
The vast majority of the novices who venture in ignorantly chasing that "BIG $" most often get DESTROYED!
Because just as much as you can make great $, holy-cow can your loose $. We are talking artery opened bleeding out spraying the walls, dazed and confused looking around wondering what the hell just happened.
Sec8 is easily the #1 most SAVAGE segment of investment real estate. Ignorance is SEVERELY punished. It is the green eyed monster of this industry.
It's NOT easy, it's NOT simple.
I would say sec8 is the pinnacle of requiring great management, systems, planning and methodology.
- Real Estate Broker · Minneapolis, MN · Member since 2011 · 5k+ posts · 6k+ votes1y
Quote from @Michael Smythe:
We manage almost 100 S8 leases.
S8 is NOT the cure for tenant nonpayment issues!
It also does NOT pay more than market rent.
Ask yourself, why would the federal government pay MORE than market rent and waste our tax dollars?
The reality is that the Gross S8 Rent amount on an S8 voucher includes all utilities. Remove those and the Net S8 Rent will be market rent.Typically, the only way to get more than market rent is by buying in Class D areas and hoping a S8 tenant will live there instead of a Class C area.
Keep in Mind: TENANTS QUALIFY FOR SECTION 8 FOR A REASON!
Most S8 tenants have a history of bad decisions, often having convictions, evictions, bankruptcies, chargeoffs, collections, garnishments, etc.We embrace S8 applicants, but screen them just like any other applicant.
Many have an entitlement mentality and try to leverage their S8 voucher by pretending to be helpless:
1) A percentage won't apply because they expect a landlord to waive application fees for them.
2) Many cry broke and expect a landlord NOT to charge them a security deposit.
3) Many of those same S8 tenants trying to avoid paying a security deposit, won't make an effort to call the list of nonprofits we send them that will pay their security deposit if they apply.
4) A lot of them try to avoid paying for utilities. S8 will include utilities in the rent payments to the landlord, BUT ONLY UP TO A CERTAIN AMOUNT. Many tenants abuse free utilities and stick their landlords with the amounts that exceed what S8 pays. Don't even get us going about S8 tenant retaliation via abuse of utilities!
5) Those that have to pay a portion of their rent - some don't. Again, they try to leverage the majority the landlord is getting, so they don't have to pay their portion.
6) We get the most maintenance requests from S8 tenants. Many won't lift a finger to do anything. They expect us to replace lightbulbs, won't change furnace filters and we also have lawn maintenance issues with them. Forget trying to walk them through a simple repair over the phone, to avoid sending a ServiceTech and saving an owner money. They always pretend to be confused and just want us to send someone.
7) Some will cause damages that S8 won't require to be fixed, but will threaten to move if you don't fix it. One demanded we paint the interior the color they wanted or they wouldn't renew their lease.
8) MoveOut damages typically exceed their security deposit.
These are the horror stories.
We also have a few S8 tenants that keep their homes immaculate!
So, proper screening is EXTREMELY important!
Oh come on, your really pulling the punches here when talking about sec8 horror stories.
TO put it in terms, I got to a point in sec8 where we'd come into a unit and say "Oh man REALLY, come on, can't it just be a dead body or something" lol.
Yeah, and we seriously meant it. Dealing with a dead body was a lot easier and cheaper then some of the nightmares i experienced.
I still can't shake the memory of the one who painted the ENTIRE house in feces art. 2 stories, every room. COVERED. It must have taken him weeks, months.... It was like all he did was eat chili and "paint" day n night.....
I actually tried to beg the city to let us sell it to the fire dept to burn it down for "training".
Grease fires.... Oh man just fires upon fires upon fires..... We started issuing deep fryers but it didn't matter.
Hey, how about when ya gotta replace a front door because swat used a armored car mounted battering ram to plow down the front door. Yup, been there seen that.
Oh sec8....
Hey, I will give sec8 it credit, you sure won't get bored with it. Nope, no shortage of "WTF" moments there.
- Investor · Huntington Beach, CA · Member since 2022 · 94 posts · 32 votes1y
Quote from @James Hamling:
Quote from @Michael Smythe:
We manage almost 100 S8 leases.
S8 is NOT the cure for tenant nonpayment issues!
It also does NOT pay more than market rent.
Ask yourself, why would the federal government pay MORE than market rent and waste our tax dollars?
The reality is that the Gross S8 Rent amount on an S8 voucher includes all utilities. Remove those and the Net S8 Rent will be market rent.Typically, the only way to get more than market rent is by buying in Class D areas and hoping a S8 tenant will live there instead of a Class C area.
Keep in Mind: TENANTS QUALIFY FOR SECTION 8 FOR A REASON!
Most S8 tenants have a history of bad decisions, often having convictions, evictions, bankruptcies, chargeoffs, collections, garnishments, etc.We embrace S8 applicants, but screen them just like any other applicant.
Many have an entitlement mentality and try to leverage their S8 voucher by pretending to be helpless:
1) A percentage won't apply because they expect a landlord to waive application fees for them.
2) Many cry broke and expect a landlord NOT to charge them a security deposit.
3) Many of those same S8 tenants trying to avoid paying a security deposit, won't make an effort to call the list of nonprofits we send them that will pay their security deposit if they apply.
4) A lot of them try to avoid paying for utilities. S8 will include utilities in the rent payments to the landlord, BUT ONLY UP TO A CERTAIN AMOUNT. Many tenants abuse free utilities and stick their landlords with the amounts that exceed what S8 pays. Don't even get us going about S8 tenant retaliation via abuse of utilities!
5) Those that have to pay a portion of their rent - some don't. Again, they try to leverage the majority the landlord is getting, so they don't have to pay their portion.
6) We get the most maintenance requests from S8 tenants. Many won't lift a finger to do anything. They expect us to replace lightbulbs, won't change furnace filters and we also have lawn maintenance issues with them. Forget trying to walk them through a simple repair over the phone, to avoid sending a ServiceTech and saving an owner money. They always pretend to be confused and just want us to send someone.
7) Some will cause damages that S8 won't require to be fixed, but will threaten to move if you don't fix it. One demanded we paint the interior the color they wanted or they wouldn't renew their lease.
8) MoveOut damages typically exceed their security deposit.
These are the horror stories.
We also have a few S8 tenants that keep their homes immaculate!
So, proper screening is EXTREMELY important!
Oh come on, your really pulling the punches here when talking about sec8 horror stories.
TO put it in terms, I got to a point in sec8 where we'd come into a unit and say "Oh man REALLY, come on, can't it just be a dead body or something" lol.
Yeah, and we seriously meant it. Dealing with a dead body was a lot easier and cheaper then some of the nightmares i experienced.
I still can't shake the memory of the one who painted the ENTIRE house in feces art. 2 stories, every room. COVERED. It must have taken him weeks, months.... It was like all he did was eat chili and "paint" day n night.....
I actually tried to beg the city to let us sell it to the fire dept to burn it down for "training".
Grease fires.... Oh man just fires upon fires upon fires..... We started issuing deep fryers but it didn't matter.
Hey, how about when ya gotta replace a front door because swat used a armored car mounted battering ram to plow down the front door. Yup, been there seen that.
Oh sec8....
Hey, I will give sec8 it credit, you sure won't get bored with it. Nope, no shortage of "WTF" moments there.
Wow, that was an eye-opener! Thank you!
Think I'll stay away from it.
- 1yBen FernandezBusiness MemberRealtor · Lancaster, PA · Member since 2025 · 169 posts · 97 votes
My experience was fine for the tenants I've had. However, I know everyone's experience is different.
There are good people who utilize supportive programs. So my take is that you need to screen well regardless of the tenant type.
- Investor · Huntington Beach, CA · Member since 2022 · 94 posts · 32 votes1y
Thanks, Ben.
As I am an out of town investor, I'd have to rely on PM to do that.
- 1yJosh C.Pro MemberProperty Manager · Indianapolis, IN · Member since 2010 · 1k+ posts · 1k+ votes
Agree with the old dogs here. Can be good with good tenants and we have some. But almost all of my worst stories come from section eight. Destroying the house calling board of health for tenant damages and literally every little thing creates huge expenses. Also the government always pays late (here in Indianapolis last year it was 7 months late!!!) Too many stories to count but a couple that stick out below.
Once had a tenant that let her baby go without diapers for maybe 6 months. We had to replace some the subfloors. Demo was 15k alone.
A tenant living in a 100 year old called board of health for drafting windows (never called us first) and BOH made us replace them within 30 days, well custom windows take longer than that to make so we got fined. Once they came in the tenant refused us entry for a month and we got another fine. We finally had to have the police go there and we forced the door open with this mom screaming and crying all day at us as we replaced 8 windows. Two of the workers quit mid job and I had to jump in and help finish while this mom is telling us her brother would be here any minute to shoot us. Police had left by then so not a great experience to say the least.
We currently don’t accept sections 8 applications.
- Investor · Huntington Beach, CA · Member since 2022 · 94 posts · 32 votes1y
Quote from @Josh C.:
Agree with the old dogs here. Can be good with good tenants and we have some. But almost all of my worst stories come from section eight. Destroying the house calling board of health for tenant damages and literally every little thing creates huge expenses. Also the government always pays late (here in Indianapolis last year it was 7 months late!!!) Too many stories to count but a couple that stick out below.
Once had a tenant that let her baby go without diapers for maybe 6 months. We had to replace some the subfloors. Demo was 15k alone.
A tenant living in a 100 year old called board of health for drafting windows (never called us first) and BOH made us replace them within 30 days, well custom windows take longer than that to make so we got fined. Once they came in the tenant refused us entry for a month and we got another fine. We finally had to have the police go there and we forced the door open with this mom screaming and crying all day at us as we replaced 8 windows. Two of the workers quit mid job and I had to jump in and help finish while this mom is telling us her brother would be here any minute to shoot us. Police had left by then so not a great experience to say the least.
We currently don’t accept sections 8 applications.
Damn, Josh, that's horrible! Baby ****?! Wtf?
Thanks for the heads up!
- Investor · Chicago · Member since 2024 · 21 posts · 11 votes1y
Wow. The above stories blew my mind a bit. My experience is limited. I bought a place with a Section 8 tenant in place. She was great. When she moved out I tried to keep it section 8 with section 8 but the Housing Authority made it pretty difficult.
Two aspects I didn't see covered above is:
1. Section 8 is very slow to place new tenants. I was targeting no vacancy to 1 month vacancy. I was told it may take a six weeks to evaluate whether the application was approved, so minimum 2 month vacancy and not even guaranteed at that point.
2. It is illegal to discriminate based on "Source of Income" in many locations. Do some research before posting any restrictions.Also +1 on the inspection nuissance, in a pristine place the inspectors always "found" something. Something no tenant would care about without the city's "help". It had to be remediated within a tight time window, and then reinspected.
- Investor · Huntington Beach, CA · Member since 2022 · 94 posts · 32 votes1y
Sounds like there are more cons than pros.
I think I'll avoid S8.
Thanks for your input.
- 1yJordan RayBusiness MemberReal Estate Agent · Memphis, TN · Member since 2023 · 630 posts · 328 votes
Quote from @Marcos De la Cruz:
Anyone have experience with multi family section 8?
I love section 8 and its always a nice cherry on top for my BRRRR deals in Memphis TN!
Jordan Ray - eXp Realty5112 Reviews
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