Ask for their advice and maybe even something a little corny, like whether they’d be willing to write a letter of recommendation for your lender when the time comes.

I did have experience operating LTR's to bring to the table, but even if you don't, it's not that much more complex.

Explore my personal favorites, Set For Life by Scott Trench or The Total Money Makeover by Dave Ramsey, for invaluable financial insights.3.

I couldn't save enough money for a down payment on my first real estate investment. 

Its great that you have saved some money and have a desire but investing involves a risk of loss.

Even though the lease does state that it's with the tenant and the owner.

Even high density local population areas I would not want since most don’t make that much money.  

Personally, I would keep the property but I don't know your situation and if you could better use the money elsewhere.

We do want to settle in a little bit here while continuing to do our homework, but hope to get into something in the next 6-12 months.With the way interest rates are looking now and what little I see on public listings, I think a smaller multi-family that needs a little rehab would be the best bet. 

Even the tenant can sue you if they injure themselves.