Use your skills to network with local investors and professionals by attending meetups in the Conroe and Houston area, joining online forums, and connecting with property managers or realtors.

David, are your credit literacy and other presentations posted somewhere online?

Also Chip and Joann Gaines and put this town on the map with their show on TV.

Take your $5k of saving, and borrow another 5K by placing a home equity line of credit on your house.  

That said, I'm grateful for the alternatives you present--you're keeping the bottom line in mind, so I appreciate your help in exploring options that achieve the bottom line for the investors. 

I would only underwrite based on actual rents not proforma.

If I have several options, I would prefer a HELOC with no initial draw requirements (i.e. to establish a literal line of credit that I have no specific short term plans to use), i.e. not something like the better.com HELOC. 

The lease starts once you close on the property, collect rent, security deposit, etc. 

Those on other sources of government cash such as disability often may qualify due to overall household income. 

He likely needs to stay where he is, save up money for a downpayment on his own, and buy when HE is ready.He's not ready.