If the property is master-metered, consider setting up a RUBS (Ratio Utility Billing System) program to bill back some of the costs.

They threatened to kick her out of the program I believe. 

Conventional loan programs now allow you to buy 2 to 4 unit properties with only 5% down.

Since this is a tougher sell to their targeted market, the number of mentoring programs and success of those selling $40k programs will be reduced dramatically.2.

If they screw over their landlords, they jeopardize being on the Section 8 program.

When you use a Bigger bank we do not have overlays for the majority of programs because Banks fund and hold their own paper.

But when you meet these subsidized tenants and listen to their stories, you can definitely sympathize for where they're coming from and understand that the program really does help people and the immense need for it in this area.

Additionally, some counties in New Jersey have a 10k down payment assistance program. 

Check out Antoine Martel, he has a software and coaching program called Flip System where they hand hold beginner real estate investors through the turnkey process they have completed over 1000 times.The process is typically stressful, teams on the ground are hard to assemble, there are many simultaneous moving parts, and time and capital invested isn't guaranteed to generate a return.

My first mentor had a love/hate relationship with the program because of their rules about repairs and withholding payments.