I am looking to invest in the future for additional income for retirement and to help build something that I can past to my son.

I have befriended a real estate agent (who has become a true friend) and her son (who has aspirations to get started in real estate as well) and he has a house that will be vacant and is looking to rent it out.

Surprisingly there are many sellers that bought or refinanced in the last couple of years that do not have equity, I've seen those sellers interest rates in the 2's on occasion.

Are the father and son on bad terms?  

I own homes in Detroit I do not have bars on any doors or windows, I feel comfortable walking the street with my son if I wanted to.

I also help my son with his property management company.I am happy to chat with you at any time.

My dad retained a life estate share of the property with both sons having equally divided remaindership.  

R/S on the tax assessor's records usually means Right of Survivorship. 

He works for probably 15 big investors/companies and probably at least60 other people, does snow plowing and lawn care and makes time to have most of Sunday off with his son.

My son lives there and I can't figure out why LOL.