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. 

A follow up question I now have would be do you think its smarter to completely pay off the first property before buying a new property or to keep going out and buying new properties once i have enough saved up for the down payment along with extra fees?

If you're comfortable living where you are, equity in your current property or your savings rate would be the two other ways to get your next one which is going to be much slower.

Try looking for lower priced mobile homes on private property that need to be moved. 

I get asked all the time, what can I do with $10k and my answer is "save more"  At least in my world of buy and hold $10k is not going to do much.  

To save time we always get an accepted offer before viewing the property.

We are unable to meet our financial goals.I don't usually speak ill of anybody but we decided we needed to make an exception.So be forewarned, fellow investors - there are disgusting people out there, running predatory companies with zero ethics - that will prey on investors and mistreat them in the name of "PRIVATE" lenders, right here in the United States!!

That list of areas, it's what everyone talks about...Nobody raves or brags about the Detroit opportunity...I think I'll save my story for choosing Detroit for another time, but the long story short version is this: I believe Detroit is the greatest economic opportunity standing in front of us all today, and those who know how to navigate it will get stupid rich.Below is a snapshot of my Detroit portfolio. 

Or is it silly to take action in that regard and just save enough cash?

I have been doing the anakysis on several rental properties and saving the results.