He’s older and I’d like my first investment deal to benefit him as well. 

We launched our CRM InvestorFuse in 2016 the original version being on Podio (A Turnkey CRM for wholesalers/investors doing their own direct-to-seller marketing). 

There are still deals and ways to make money it’s just not what the gurus from the last 10 years did.

BP has various tools to help you analyze your deals (rentals, flips, wholesale, etc). : https://www.biggerpockets.com/investment-calculators7.

You need software to manage the lists to write large quantities of direct mail pieces and to manage bulk email.I am a master at working at working with imported data, direct mail, bulk email and working with thousands of records at a time.

All of this works because proper due diligence was spent in the beginning to more fully be aware of what one is dealing with.

The numbers work for both parties or there is no deal.

You can get some great deals but get burned also.  

If you don't want to deal with the first tenant, you can do a really large deposit and try to get it delivered vacant, but it is a big risk for the current owner in case you back out of the deal.

What made you interested in investing in this type of deal?