At this stage in the game I'd say as a general rule skip the mentorships and gurus. 

To find someone, I’d start by reaching out to local rehab centers or recovery organizations as they often know operators who are looking for housing.

However, there are several up and coming thriving communities surrounding the Texas metro centers that may be worth looking into.

At this stage you're probably better off investing that extra money into your primary business activity.What part of CA are you in?

Far too many get stuck in the "paralysis by analysis" stage, thinking they just don't know enough to get started.

I have also used Note Service Center and Land Home.

Far too many get stuck in the "paralysis by analysis" stage, thinking they just don't know enough to get started.

Far too many get stuck in the "paralysis by analysis" stage, thinking they just don't know enough to get started.

ALSO, I have not had to do an eviction following a partial payment agreement (so I don't know exactly how that would pan out in our courts), all of my tenants have so far completed their payment agreements as signed.Multifamily Northwest has forms for these types of things available via the Rental Forms Center at https://rentalformscenter.com/ Their forms are typically well reviewed by local attorneys; as you'll note, on the Partial Rent Payment Receipt there is verbiage specifically about if the landlord has/has not served a termination notice and reserving the landlords right to eviction if the agreement is not completed. 

Our market is lucrative with a 30k employment Air Force base, healthcare, transportation center, Amazon etc as big employers.