They'll have to find a home they can afford, and then one that meets the guidelines (needs to be in good condition.) 

I can totally relate to your frustrations.

You don't give any indication of what you can afford, so it's hard to give you much more advice than that.When asking for directions, it helps to know where you are at and what mode of transportation you are using (foot, bicycle, Ford F-350, Porsche 911, etc.), and where you want to end up.

The cost of living in here is more affordable compared to other major metro areas.

Sometimes, it’s all about finding the right nearby areas that balance cash flow with future appreciation to achieve your goals.Here are a few cities (there are more) just outside Atlanta that have strong RTP ratios and more affordable entry points, I suggest looking into:East Point, GA College Park, GA Douglasville, GA Lithonia, GA If you’re interested in any of these areas, feel free to DM me!

You maintain the future equity and let him take the frustration of dealing with guests.

I think a DST might afford more investment options and flexibility. 

We have a lot of investors that rent space  as Airbnb (limited to 400 units)  and room space to students from a local ministry school, as well as others looking for more affordable options.  

Buying a primary residence and then making a rental out of it is one of the simplest ways to afford a rental in the beginning.

Been using them for year and they have improved ALOT and are still fairly affordable.