A MUCH better alternative for government regulators is to go after the gurus providing false claims, teaching illegal strategies/methods, or making false promises rather than changing a free market to a highly regulated one.  

And the number of vouchers they give out is highly limited in TN, the state government doesn't put as much money in it as other states.

The “solution” involving Government is often worse than the problem.   

Guaranties and Insurance: VA and FHA loans are guaranteed/insured by agencies of the federal government.

Yes, the government pays the Section 8 rent timely, but more and more tenants are having to pay a portion of their rent.

Since you’re already looking at Michigan and Ohio, you’re off to a strong start.Where to Focus in MI & OH:Here are some cash flow–friendly markets that still align with your criteria:Michigan:Grand Rapids – competitive but strong tenant base and decent appreciationKalamazoo – overlooked, stable rental demand, decent inventoryLansing – government/college town, strong PM optionsBattle Creek – good price-to-rent ratio, light rehabs commonOhio:Columbus – solid Class B areas with strong rental demand (Hilliard, Grove City)Dayton – better cash flow, lots of light rehab/turnkey opportunitiesCleveland – great for cash flow, but pick zip codes carefully (stick with west side or near hospitals/universities)Cincinnati – blend of appreciation and cash flow, but need local insightTips for a “Cash Buyer + Out-of-State + Turnkey-ish” Strategy:Leverage Turnkey ProvidersUse carefully vetted turnkey operators - many offer:Properties in Class B– neighborhoodsLight rehabs completedVetted property management in placeVet the Property Manager HARDEspecially if you're investing from Seattle and can’t swing by easily, your PM will make or break your investment.Cash = Speed + LeverageUse your ability to close fastPrioritize School Districts & Low CrimeEspecially in the Midwest where street-by-street comps matter.

Yes, the government pays the Section 8 rent timely, but more and more tenants are having to pay a portion of their rent.

You might face pushback from HOAs or local governments, so being involved in community conversations and staying compliant with changing ordinances is key.Your interest in using tech to solve these challenges could really make a difference, maybe through smarter guest screening, predictive maintenance systems, or tools that better balance owner-neighbor relations.

If you go the arbitrage route, you aren't in control of your own destiny, you are governed by the lease which can change at the owner's discretion. 

They're already being sued and investigated by the government.