I have a team and large network of wholesalers, contractors, property managers etc.

I've been sending people to a Realtor/property manager in Sacramento.

I did manage to make some good connections but networking inside of M1 is just like networking outside of M1.

The property offered a balanced investment opportunity—enough to significantly enhance its value through renovations, yet manageable in scope and cost.

Not only do we find the housing market to be a little more manageable, but a lot of people travel there year round. 

I'm curious to hear how other property managers and landlords are navigating this.Here in College Station, TX, I don't accept Section 8 applicants.

Explore remote investing options like turnkey properties or out-of-state rentals with property managers, and use summers or gap years to network, analyze deals, and gain hands-on experience.

But sprays like this make the dust easy to manage on artificial plants: https://www.amazon.com/comeast-Cleaner-Artificial-Remover-Sp...

As others have said, the best thing your son can do is run far from this deal, buckle down, save his pennies (he probably already is doing this), house-hack, and improve a property with sweat, hard work, developing a DIY skillset, and self-managing tenants. 

We will manage their annual rentals once they are completed.