@Charles Worth,Just curious as to why you think it might not end well.No investment is guaranteed to produce a return and all investment involves risk, especially the risk of loss including, but not limited to, the amount invested.

Where I live, Wells Fargo 'residential mortgage' will include 75& of the rental income towards the Debt/Income ratio in the case of a new purchase.

There are a number of people who fund these types of buys that are legit including some of the better known people on here.

We are currently paying off the last bit of debt (not including a auto loan, which if that will hurt us please let me know) we have which should be done by November and then we want to go straight into our first investment.

I would include clear language in the lease that states their responsibility for the lawn & snow.

It includes a both a year-by-year mode (10 years); and a month-by-month mode (24 months) designed with re-habbers in mind.

some were included with the purchase of the townhouse (dishwasher and stove)  but i added a microwave, washer, dryer, and 2 refrigerators.  

The term "spouse" includes domestic partners.

So how is the normal things included in the Hoa payment like water, sewer, garbage, utilities, etc getting paid or taken care of ?

If the margins were big enough to include the $30k in payments that future Buyer would be making, than you may want to consider.