I would strongly encourage you to buy properties that cash flow or break even.

I am not sure where you are located, but I'd encourage you to call around to PM's & you may find one willing to help you.

Also, thanks @Scott Trench for your sticky post in the new members forum; I was intimidated about posting here, but your post encouraged me to do it (and tag you)! 

Everyone's kind of saying the same thing here so that's encouraging! 

@Dwight HenningRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Yes to 15140 and thanks for the encouragement

so, i just encourage you to be conservative and cautious. 

Thanks for all your words of encouragement and advice.

Encourage him to build credit to 680/700+, get 20% down, and have 9-12 months reserves and then he can get a No Income loan from one two different lenders. 

We feel this encourages/trains good payment behavior:)We have several MoveIn Specials owners can approve like, free TV, Washer or Dryer (used), etc.Our main goal with MoveIn Specials is to stand out from our competition. - Just lowering the rent really doesn't do that.