Sounds like you're on the right track for areas to find deals.

They often provide standardized lease agreements that comply with state and local laws.Additionally, many landlords use platforms like Avail, Zillow Rental Manager, or TurboTenant, which often include customizable lease templates that are state-specific.

Whether it’s finding deals, running numbers, or just exchanging ideas, I’m always down to talk shop with like-minded investors.

There are also several funds out there that provide high single digit yields that are low risk. 

Also, most Umbrella Policies only pay out if your underlying policy pays out, and the underlying policy will do everything they can to find an exclusion or that you were negligent (which you probably were) in the cause of action to get out of paying the claim.

Go to their "contact us" page and find the representative in your target market. 

For example, if I send my son money for books, can I do so as a property manager fee so that this is also tax deductible.4) If my son, finds the monthly payment to be to much while he is in school and I end up shouldering some of the costs, how long per IRS rules can I carry a loss on the property.Any help would be greatly appreciated.Thank you.

It is harder to find good information if the forum is cluttered with low value information. 

A main component of my team is helping investors find multifamily properties around the greater PHX area.

I'll throw in my 2 cents on common differences I've seen in my career:CDFIs - Because of their subsidized financing structure, they have the ability to be a low cost lender (and sometimes provide grants).