Gray and brown do not go well together, imho.Now if you are talking Touch of Grey, that's a good Grateful Dead song.

I personally have been participating in the Sect 8 voucher program for going on ten years, it’s a solid program income-wise but has some serious detraction factors.

When I finally had the money to buy them, I found I really didn't want them at all.There's a Sheryl Crow song in there somewhere!  

Also depends on what you're purpose for going is. 

Thanks for going into so much detail.

This is normal for going thru a broker.   

Just like MLM  real estate has been attacked by the dream merchants  IE real estate guru's its a great gig for them  they make boat load of money.I like the line from the Traffic song   Low Spark of the high heeled boys.it goes like this" the man bought a new suit on your dreams "  and that was written I suspect in the late 60s to 70s.. :)

In addition, with interest rates so low, there is a good deal of amortization (principle paydown) even in the early years.Between the likelihood of values rising, rents rising, inflation eating away at the loan payback, quick amortization and the additional tax benefits of rentals (depreciation and potentially bonus depreciation), I'm happy to forgo cash flow.  

As the song goes: "The heat is...ON!"

I have been in the car biz for going on 31 years after I got 2 college degrees back in 1989.