I have been looking into several "guru" mentoring programs but I am skeptical they all sound too good to be true, and some downright scams.

Invest for the long term, and you'll win everytime.  2 of my colleagues run the Midwest Monster Program.

As long as your credit is good you, if your HELOC rates go up, you should be able to rinse/repeat that "0% balance transfer" option every couple years until the debt is paid off.There are alternatives out there as wellLoan on your 401k or IRALoan on your stock accountDown payment assistance programs that provide all or some of the downpayment money.

Now the University of Penn has a housing program for employees.

(Side note, these emails are as if their program doesn't know I've already paid for and utilized their program).

Biggest suggestion would be to make sure you are flexible, willing to work with multiple housing programs, and hire a good manager if you are not going to self manage the units.

Contact section 8 case worker /social services to see what programs the tenant can qualify. 

It's also more cost-effective, if you have a good lead screening program in place.

Thisfamily is in the HUD rental program and is currently residing in oneof my wife's properties.

Just make sure the lender will allow for x amount of gift funds depending on the loan program you are going with.