Usually, you can tell pretty quickly the ones who are not ethical. 

Here are a few I recommend: "Rich Dad, Poor Dad" by Roberto Kiyosaki; "Set for Life" by Scott Trench; "The Unofficial Guide to Real Estate Investing" by Spencer; "The BiggerPockets Ultimate Beginners Guide" found here on BP; "The Book on Rental Property Investing" by Brandon Tuner.

Tia,Just a quick insurance point. 

I'd be happy to share my experience in the city if you ever wanted to jump on a quick call to chat about the Harrisburg market. 

Quick math tells me that you can get about 37k (minus closing costs) in a cash out refinance.

Quick searches include terms like Joint Venture and Contractual Agreement.

Quick response plenty of communication.

If you're working with a good house-hacking agent, and you know what you want to spend, together you should be able to quickly narrow down to areas that work and home styles.

These supply issues mean that homes in coastal states and other expensive areas are going to appreciate quickly, though as you’ve found, they’ll also be chronically cash flow negative.Also, as Patrick said, I think looking into states like Alabama might be your best bet, especially if you’re trying to invest in new construction homes (which are generally pricier than older housing stock) at 80% LTV.Plus, the state roughly meets your criteria: it’s a landlord-friendly place, property taxes average under 0.40%, and there’s not a lot of snow in Alabama—Birmingham, for example, gets just an inch or two of it per year.

- Make the lease MTM, so you can end it quickly- Charge highest security deposit possibleOther random questions:- Who will be paying you , them personally or their business?