I would get a job, save up a few grand, and buy some super run down home that you can get a rural loan on (0% down).

That's a net income of about $12,000 - not much in the grand scheme of things for all the trouble to go through with paperwork, rehab, etc. and saving for the next deal.  

If he heads further south Grand Rapids was perfect a couple years ago,(undervalued) investors have caught on and moved in but there are tons of good deals still.

It was a solid 3/1 only needing a few grand in finishes to be rent ready.

NumbersI have attached one of the workouts to this proposal, so you can see the numbers.The Attached analysis shows a Buy, Rehab, Rent, and Refinance strategy: As stated earlier we should be able to purchase the property at $1000 and it needs about $15000 in rehab, and I will estimate all other fees at another $2000, so that a grand total of $18000 needed for the deal.

If I WERE to get $1,800...this is a grand slam!?

Property is in the Grand Rapids area.

I had a 2012 Jeep Grand Cherokee with 20k miles, that I purchased 2 years ago with financing after selling my dodge charger in order to save cashflow to fund my Roth and my sons college fund (got a rate of 2.5% so it was a no brainer).

I have often used only one agent to incentivize them to present my offer in a favorable light (it is amazing what an extra couple grand in commission will encourage some people to do) but when doing so I divulged nothing to that agent that I would not have been comfortable telling the seller directly.

If I come up with a grand scheme for x y z, then someone else will too.