@Steven Duck  what you describe the most likely way you would get started is simply with private money IE mom and dad aunt and uncle  good friend from child hood etc.seasoned investors would be a pretty tough go for some one with no capital and no experience.Suggestions:Now I know Minden is a small market but Reno is not... get a RE license go to work for a commercial broker ( part time if you can) and learn the business the right way.. by being around seasoned pro's who actually do deals.. on line training is hit and miss at best.. you have your rah rah buys like posted above who sell information... and you have your very experienced professionals Like @Don Konipol who give you a reality check. if you want into the business get in the business in a professional manner  sell some of these earn commissions learn as you go along then once you have put in some apprenticeship and have some experience to back up your desires you will find it much easier..

If I have an applicant getting $1000 month child support, that counts as $1000.

I have been doing plumbing contractor work in my family plumbing business since I was a child, and I have owned and operated a landscaping business for over 5yrs.

I am an educator by profession, but with the birth of my first child and a growing desire for financial freedom, I've begun to do a lot of research into the opportunities available within real estate investing.  

The move took us out to Fair Oaks which creates a very questionable timeline when you carpool with the wife and child to get back downtown for a 6:15 meetup time :(. 

I don't add anything to traditional financing due to child support destroying DTI, so I've go to look elsewhere to move on the 2nd home. 

We have discussed selling it but 1) we like the location and think of gifting it to our child when he comes of age 2) we have some emotional attachment.  

The clause should explain exactly what happens if the bank defaults and under what conditions the earnest money is returns or not returned.I understand this is all  new to you, but this should be child's play for an attorney.

and if so would I be considered his child by marriage?

That could have been a big problem, luckily , it wasn't but I don't want tenants waiting that long to contact me.The only time they are responsible for anything is if it was a direct consequence of something they did or didn't do such as their child that flushes a doll down the toilet.