First time investor needing advice

[James Mast]

Hello Everyone, I am new to real estate investing and am looking to purchase my first investment property so any advice you can share is greatly appreciated. I am looking at purchasing a 4/2 house that rents for 800 a month. When I run the numbers it looks like I will be lucky to clear 100 a month cash flow but I'm thinking the property should appreciate in value over the next several years and I can sell and move on to something else. The current tenant has a disability and has government help which means I would receive the rent check from the government every month. The tenant takes very good care of the property and wants to stay on the property and in several years have the option of purchasing the property. Is there any kind of deal or contract I can get on paper with them that would benefit the both of us over the course of the next several years until they are able to purchase the property or do I just go by word of mouth and hope for the best? Thanks in advance for your help!