Then pick a niche within your desired field.

I've been following BiggerPockets webinars, reading through the forums, and reaching out to members to help bring this desire we all share to life.

Is your desire to finance 100% because it genuinely works and makes sense  or because you don't have patience and discipline to get a down payment.If you finance 100% and are in a position where you need to sell it sooner than later but have little equity, you will probably have to come up with cash to sell it off after all costs involved with selling.

Fraud is rampant and you won't  attract desirable guests.

Real estate investing is a unique business in that there are different ways to achieve your financial goals and you have to find the real estate strategy that fits your personality not just your financial goals and desires.

A side benefit of doing ANY level of new contributions is that you then get the 'company recommendations' on funds which you can mirror with your IRA if you desire, at a lower cost. 

Before he contacts one, though, he should write down what his desired and most optimum outcome would be; what answers he’s willing to pay for:1) how do I get this property off my back/my name and credit? 

And you will get NO respect or consideration from an HOA for YOUR needs or desires.

I know it is not easy, but I am sure is not impossible when someone has the commitment and desire to go for their goals and vision.

After a failed attempt of selling in 2015, I spent two years upgrading the property to a point to make it desirable.