There are so many good ones Cedric, with a variety of programs. 

If you were to rent to others in the program, I'd encourage you to be thorough in your screening.

Peak Asset Lending from Tennessee has a program that will assist you.  

As there are a ton of different wrinkles and programs, both local and federal, its tough to be a bit more focused on what could be in play. 

it's any one purchased and use his program? 

he's 66 now and I guess he's gonna retire in 2 years that's not gonna change...my sister has very bad deliquent credit so him getting the loan is the only option she can't get a house not for another 3 years she needs a house now...so what loan programs allow for purchase and rehab of you already have a mortgage?

I told her about my company's strategy and what we're looking for and she tells me that she has a few people with "programs" that might be able to make that happen.  

Also, you can come up with an expense reduction program. 

Quite a few of those properties come with deadbeat tenants inside who won't be a good fit for my program.

However, you shouldn't have to spend hundreds of dollars, or thousands of dollars on a software program to be able to use QuickBooks, when all you need to know is how to use QuickBooks.