People who fail to keep good tenants and turn over every year, they lose. 

We have participants from all over the US so I'm sure you'd find someone near you.

My wife’s mother had passed away awhile ago in the house was taking over by my wife.

These programs offer options for less money down and in some cases DPA - Down payment assistance.As a banker for over 18+ years I am very skeptical when I hear a new name in the business only because its become tougher to lend with all of the new laws and credit/insurance requirements and regulations.  

Meaning the buyer cannot take over the seller's existing mortgage.

This is a great platform to network and to continue to learn.Best of luck on your real estate journey.

I think you may be over complicating it.  

You can use it as a downpayment on a property over $450k and use leverage tax free.

Lot of time and effort squabbling over 5k geesh..  

Lots has changed over the years.Managing it yourself from a distance can be done, but it will require your team to be built and for you to have back up strategies if guests need attention and you're unavailable.