But the fact there have been no sales in two years is very bad.

It seems pretty unanimous here - keep tenants, turnover is bad.

But termite damage and too much bad repair over the years makes these not worth saving.

(I don't waste much time on credit anymore since many, many people have bad credit.)I guess I'll offer a countervailing opinion.

. :) Things are real bad......for most but not for some!

That generally costs us about $10-12 per square foot, or about $15-18K for a typical house we do.On top of that, we'll often paint the exteriors (after doing any necessary siding repairs), replace exterior doors, replace bad windows, reroof if necessary, replace hvac if necessary, ensure any decks are safe/secure/usuable, etc.

Yes I have seen section 8 be in a constant flux of change.If the tenants income increases then section 8 adjusts the voucher amount.Also here you can list in the lease that the tenant pays a certain amount of utilities and that is fine.Some section 8 areas they will pay 800 for a 2 bed but then all of a sudden readjust to start only paying 700 which is not market value.These section 8 tenants never make up the difference from what I have seen.So you accept the lower rent or evict them and get a regular tenant for 1,200 more a year in cash flow.I don't know with the election and many government programs in flux how stable section 8 is currently.Might be a bad decision to base many of your renters off of that income stream.

Too bad there are only 8 shows available.

\The area is not great it's on border between a good area and a bad area So don't know what to do,you scare me Dale:)Anyway thanks for advice guys

He did say he would send me referrals so I guess it's not all bad.