The same huge risk I took when we decided to have a child.  

any help on this would be great I am motivated and smart and want to make this happen and willing to do almost anything to get my foot in the door

My house is 1989 square feet in a city where construction of row houses costs about 125 per square foot. 

Woman with four kids, thenmoves a man (not on the lease) into the garagepicks a fight with another tenantthen calls CPS(Child Protective Services) re the other tenant.cause loss of a third tenantSolution was cash for keys - - OH THE JOY of rentals.

You still make some money, and get your foot in the door. - If you have a very good deal, look into hard money.

He has notified me that he is getting married next month and his wife has a child with special needs.

Another was a BP member that brought me a tax sale / child support lien house.

(I'm not doing that)They are getting mostly med. students and traveling doctors through networking with hospital. 30-60 day stays that just wanted relaxation and out of the hotel.Small town is 7min away and most restaurants are 15-20min.It is not a great market for vacation rentals, so I'd like to get a good enough kitchen to be able to have 6-12month leases if needed.I found a little extra space under the stairs to put a 28" wide 14 cubic foot fridge, so I have more space than I originally thought.

I would also join the local REIA to build possible Joint venture relationships. 12K and good credit is a good foot in the door.

There are exempt transfers for a caregiver child or to a special needs individual, but they don't fit your fact pattern.