I am in 2 of his deals and both are not currently paying a return. 

It will pay off. 

You also need to consider that at a lower percentage of money down you will be paying a Mortgage Insurance Premium or MIP. 

Must pay well, she door dashes breakfast, lunch, dinner like clockwork.

I reduced my responsibility to only taxes/insurance while the tenant buyer does the maintenance, pays utilities and makes monthly payments to me. 

I have spoken with them a few times, they are unconcerned, and happy to have me just pay the interest every month until it converts.

It looks good) I stumbled across someone locally who does it, but I'm sure you could find someone there if you or other out-of-town investors like the idea of paying a bit more for that level of security and obtain a remote monitoring source of the exterior of the properties.

You let it slide, waive the late fee, and she pays by the 10th.

We only needed to pay earnest money and a portion of the closing fees bring upfront investment to 12-15K.

Everything from pay per click, to networking (I've found BNI groups to be a great resource), to cold calling.