Where I live there are many benefits to the voucher program in addition to guaranteed payments. 

In 1.5 years, I will be moving to a large university town to start a dental residency program, and I am viewing this as an opportunity to invest in my first property.

. , 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.

Great program.

Check out the threads that Nicholas L. linked to above then use the search function and you will find literally dozens more like it and begin to understand what can go wrong. 

With real estate, you have to make sure each property is functioning at full capacity or you’ll be losing money.You can analyze properties and be pretty sure (as long as you don't rationalize bad deals into good ones) what your numbers will be. 

This is an option to consider and many larger banks/credit unions and nationwide mortgage lenders have released new loan programs allowing 2nds, HELOANS and HELOCS.

I never imagined this pursuit would bring me down such a path, and I do not know how well I would function if I had to actually use my pistol.

These softwares have a lot of functionality, but honestly there is a steep learning curve and the functionality is probably overkill for most rehabbers.FlipperForce - Web-based House Flipping Software built specifically for flipping & rehabbing houses w/ Estimating, Gantt Scheduling, Task Management & Budget ManagementGeneric Project Management SoftwaresThere are nearly an infinite amount of potential generic Project Management softwares available that provide powerful functionality for managing project schedules, tasks & documents. 

The program is not what we had hoped for.