That is pretty much the point of my post; since I only have experience with full-service PM, data from other investors’ experiences with other alternatives would be extremely helpful in doing such an analysis.  

Only top of the head alternative I can think of is their guardian sells their house tax free and moves in> but even that seems like bad choice.

Greetings, I am hoping to connect with someone who is familiar with the Housing Choice (Section 8) landscape in Jacksonville and has experience working with the housing authority in Jacksonville.

This is a well-reasoned concept, and I think your framing around tenant psychology vs. pure cash-flow math is exactly where this either works or breaks.A few observations from markets where we’ve seen similar “rent-by-choice” dynamics:The tenant profile absolutely exists, but it’s narrower than it looks on paper.Empty nesters and downsizers do value elevators, low maintenance, and flexibility, but many in this demographic still default to ownership because of familiarity and emotional comfort.

I'm interested in knowing what options there are for alternative financing (stay away from $5,000 closing costs, ridiculous fees).

Yes they can use a realtor of their choice.

Alternative path B; go to local college and get a skilled labor degree: Electrician etc..

Make sure you’re underwriting higher expenses, management intensity, and reserves, not just top-line rent.I usually ask one question in situations like this: if you already had the equity in cash today, would you put it back into this duplex, or into the alternative you’re considering?

​Loan structure can influence reserve requirements, renovation timing, and long-term maintenance planning.​​Property managers: how much does financing affect your operational decisions day-to-day?

The big takeaway is that the IRS is clearly buying time on SECURE 2.0 implementation, which helps reduce rollover friction but also puts more responsibility on investors to be intentional during the transition.On the alternative asset side, the opportunity isn’t about chasing complexity or “private equity” as a label.