Alternatively, once you have a full time job (or an employment contract), you should be able to qualify for a loan and utilize a Down Payment Assistance program.

I have a good FT job in education administration, but I want to retire asap, focusing on RE (so, not really retiring, but you get the idea).

Quote from @Lexi Lehman: Quote from @Derrick Lewis: I use TurboTenant for their other features (and tenants submit maintenance requests there), but haven't seen anything about a partnership with Lula until now.Lula doesn't cost anything for the property manager as a subscription normally, you just pay on a per-job basis.

The influx of tech jobs, manufacturing, mining, and Californians there is a strong population and combined with limited to no multifamily new construction we expect a severe housing shortage.

As long as you focus on areas with strong job growth and analyze the deal carefully, I think you will be in great shape. 

I had to remind them a few times of deadlines but they did a good job overall.

However, I am still very hands-on for my management business, typically logging 80 hours a week between my two jobs.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

If you want cash flow, get a second/side job.

.* Work Quality: Jenny never showed up to the house, she sent 2 people instead, she never mentioned she would not show up herself, she never asked for approval to send two others instead, they did not complete the job, and there were multiple unauthorized charges on my card.* Receipts and Expenses: Once I brought to Jenny's attention that we were 20k above budget, she refused for days to give me the receipts, saying that I needed to give her my credit card statement first.