I know CA is quite expensive but I be the area areas within 90 minute drive that are more affordable.

Since she doesn't make a lot of money, she can't afford to pay much in rent.

Japan in particular is currently popular for affordability and high yield.

I can always count on you to give a response that's thorough, informed, and entertaining all at the same time. 

I am a new wholesaler and am looking into the the Affordable Real Estate Coaching Program by Ben Wilson and was wondering if anyone has any experience with the program?

All you are required to do is to make some good-faith determination that they’re able to afford that payment, and you do not have to document it.It would be prudent to have some documentation in case there’s a default and the buyer's attorney says "where’s the documentation?"

that I have had my eye on for some time now, the only problem is, I don't have any money to even afford the down payment on such a thing.

I was after creating affordable living.

How much can you afford to put into the property• What will the return on investment be, meaning if you go all out with high quality will that in return bring in better and higher paying tenants.• Market value - Compare the comps in the area that are in the appraisal range that you are hoping for and see what they deliver.

If not I would just say you notified me you wanted out, you can't afford it by my criteria with just two of you,  I am happy to return the full deposit and cancel the lease.