. , I didn't want it to loose that tenant so simply i helped him to get " energy assistance" this is a program to help people out if they can't afford heating bills , I don't know if it is in your state so you my want to check this out.

I put quotes because its simple but many people make it more difficult.

On the other hand, what if you get hit with a slow year and have $0 profit?

Im an investor and agent in Phoenix who's helped a handful of folks with 1031 transactions.

I have been in many properties where private pay people rented and trashed the place. 

Turnkey might be a good starting point since it requires less hands-on work, though you'll typically pay market prices.

I see people doing this wrong in Michigan constantly.

Let people know you’re buying when you get ready to buy.

However, does that include people who wouldn’t qualify?

That's pretty vague for people to help you.