Then, they finally call you because there are no more reserves left in your account, because they spent it all on "emergencies" that they didn't need to call you about because they were emergencies or all under $250 or whatever.And, you will have to manage the manager anyway, if you are smart.So, 1) manage it yourself.  

They rely on security deposit paying for in part or all damages and just think that the borderline DTI and all encompassing information about the tenant suffices what "they" think is a good tenant.

It's slower because you have to wait until the notice expires before filing to evict, which is 30 days (oral leases) or one month (written leases) in most jurisdictions.  

call hud and make sure that make up an agreement about if any thing does happen hes on that fine line about having to leave or all

First of all, you should be getting an estoppel certificate, signed by seller and tenant, that outlines current rent, current deposit (even if its $0), and any current outstanding oral agreements.

Oh, and say no to paying all up front - could establish a longer-term contract, or all cash - you only want people renting from you who are the type to have a bank account.Anyway, if I scared you...well, maybe that's good haha. 

Once again, I know no one making money in Sec 8 who isn't handling much or all of their own maintenance, cleaning, renovations, and turns between tenants.If you're willing to take over this management, then I have to ask you, how many trapped but thrashing rats have you beaten to death with a 2x4, how many alarm calls have you responded to with a gun?

Lots of great advice here except I would communicate (when you feel appropriate - me it would be a bit later than sooner when you have been their landlord for a bit longer) that market rent is X but I am raising rent to x due to great reference or whatnot.Seems your prepared to have vacant units - if the case I would probably move them close to or all the way to market.

The tree needed to be cut down or all the flowers removed she told me. 

Before I did that I would have blown insulation put into the cavity between the upstairs & downstairs.