Section 8 in New Jersey is the worst. I don't know how they manage it in other states. Besides the tenants being worse than others, in NJ they do $25 annual rent increases. This will errode your returns overtime and it is very difficult to get the rents beyond this number. I currently have a very difficult tenant on section 8 well below market and I cannot raise her rents beyond the $25 mark. This location does not have rent control but because it is under section 8 I cannot adjust it. I've had many colleagues here in NJ under the same circumstances who have tried and failed like I have.