You might consider Niche or Specialized Housing like student housing.

Hi,I've been a real estate investor for 45 years, and specialize in apartments and other smaller commercial properties, including office, warehouse, retail, motel, and mobile home park investments.I also am a real estate broker, and help others buy and sell similar properties.

You can Google to locate them and go to meetup.comYou might consider Niche or Specialized Housing like student housing.

There is nothing special about a 10 Cap in my market. 

I would shy away from most properties with high delinquency rates for a variety of reasons, namely that this often leads to other, deeper issues including special assessments, higher increases in condo fees, deferred maintenance, etc.  

Not to mention the hassles of an HOA and the special assessments they love so much.  

I will be specializing in many facets of creative financing and the occasional rehab/flips. 

I have recently been learning about and been interested in investing in real estate to supplement my income or possibly do full time as a career change.

If he needs special housing assistance because of a mental health disorder, help him locate appropriate services.

Currently, I work for a real estate private equity fund in Chicago and specialize in California multifamily assets and Florida master-planned communities.