Who are we to state where that line is that's "ok"? 

You bet, Jim.

If that's the case, your best bet is always going to be a live in BRRRR.

For me that looks like:Multiple lanes ready: a couple private lenders for speed, a hard money option for heavier value-add, and then DSCR/bank loans lined up as the long-term take-out.

Rough budget number I've heard is $50/bedroom although situational based on vendor, living sf, area, etc.Best bet is to join your local Facebook group & ask other hosts in the area or call a few vendors & get some bids.

I’m guessing this isn’t a class A or B neighborhood or you wouldn’t have been doing Section 8 to begin with so that is probably the best bet going forward despite govt hiccups? 

Job growth solid - do not see that happening. 4% incresase - I would bet the under on that all day long

At least it seems having that established could just be a correlation vs a causation to the bottom line but it can’t hurt!

Also interview more agents, I would bet you haven't spoke to an investor savvy one. 

And keep in mind on BP its generally opinions some fact yes but still tons of opinions.And for sure post count is a red herring for many  as many just post a ton with NO real substance so that when folks see them on line there is irrational thought process that a ton of post means this person is super smart..