Instead of wasting 20 hours a week on your phone or TV, work a part-time job to accelerate paying down the debt and saving. 

As others have said, the best thing your son can do is run far from this deal, buckle down, save his pennies (he probably already is doing this), house-hack, and improve a property with sweat, hard work, developing a DIY skillset, and self-managing tenants. 

If it wasn't for me having enough savings, I don't think I would be where I am at today.

If you read all of this I'd really appreciate some candid feedback.I live in Snohomish County, I'm a Navy Veteran, have a stable W-2 making about 80K/yr after taxes, and have a modest amount in savings.

To save my fingers from typing the same thing over and over, I wrote a blog on BP with my tips and tricks.

I hope you're working on saving up some of your own cash since you will need that to buy more property.

This either sounds like a seller looking to "retire" and liquidate his holdings or a Section 8 owner that hasn't kept the property (or rents) up to market levels.So, based on the numbers you're using, what return (IRR, Equity Multiple, or ConC) are you estimating you'll generate over your expected holding period?

It sounds like you’re in a great position to get started—$100k saved up and a clear goal are huge advantages.

For less risk, consider hard money or a business LOC.Remember that LLC might help in tax savings if you are going to have decent profit.

He has been saving his money for years and has plenty of money saved but no experience with real estate investing.