I am looking at Memphis city schools that rate at a 6 or above and/or schools that offer optional programs. 

There are federal and state programs for foreclosure prevention that are free of charge The hamp program has helped thousands of homeowners Short sales,deed in lieu  etc are some of the ways.The best way is to contact your lender for options Many companies have been convicted of crimes for collecting false fees in foreclosure fraudHere is a great web site without any charges http://www.homeloanlearningcenter.com/yourfinances/foreclosurepreventionresourcecenter.htm

Also many rental assistance programs seem to require the tenant to complete the forms and ,my friend can not contact the tenant.

(I assume a 203K is out because it's an investment, not owner-occupied, property, but I don't have a lot of experience with that program TBH.)If you're able to line up financing from family and friends at favorable rates, then that's more of a private money route which could make it more workable.

Any programs you subscribe to?

Is there an easy legal way to do this through a service or some type of program?  

Also, many cities have lead paint inspection programs that can be a big expense when looking at older properties so know what the municipal expectations are going to be for that area.

I was offered a business credit program by LenCred.

Get estoppel certificates from every tenant.

I was wondering if anyone has used their Investor Loan program.