The plan:    Send out an online survey with $10 Amazon gift card provided upon completion asking things like (still working on these):  "How would you rate the level of service abc property manager is providing when an issue is reported?""

And take some time to find the person that is right for you - someone who has values you respect and seems to have the right balance of work / life balance for the age they are.Ask yourself if that's where you want to be at that age.If you have family in the industry, that is a good start but its likely wise to spend some time under someone else.Walk in knowing who the person is, where they studied, who their family is, some of their interests and sell them on you.Tell them how you can and will provide value to them and their business at the cost of just asking a few question, now and again, only in the safe space of an office.Think about flipping / whole selling things other then real estate for starters such as furniture or if your handy, appliances (mini-fridges).You learn handy skills that come in useful later fixing up rentals and make money.There is a market from a cheap chest of draws , minifridge or a huge fan among students.Consider churning gift cards to build credit history..Finally, be ready to see all your planning fall to apart as life tends to do that.Have a bit of extra cash stashed away to help you get though those times.PSThink what you want of your peer but stay humble, sadly no ones likes the overachiever and RE is a people game.Your clearly doing your due diligence. 

You can also get a 'gift of equity' if buying from a family member.  

Hello everyone,I asked in another forum how I could take over a mortgage loan (37K ) (home value 100-120k) for a disabled family member was told the best course of action is "to find a local lender familiar with the nuances of gifts of equity AND the "principal residence guidelines apply if..." exceptions for if/when you are providing housing for a disabled/sick/retired parent (which you ARE doing it sounds like, so this isn't being sneaky or fraudulent).

I am also planning on cash gifts at closing if an investor does use me to buy a house that is on the MLS and a flat fee listing service if they list the property with me when it's done.

If it's a good tenant give them a gift card to walmart.  

I am about to close on this property but I am lacking $5000 in reserves. my mother is will to give me the money but that is considered a gift. she doesn't want to be on the loan.

Be on the lookout for what excites you and what you are curious about and what your gifts might be.

The Realtor can't pay you a cash referral if you aren't licensed but you could ask for a gift card (and cash that in)Just one idea where everyone would benefit.

I wanted to get a small gift for tenants.