.)- Lawyer specializing in landlord tenant law (again you can use your landlord association and get familiar with local laws for bad debt collection, evictions etc)- Police department, do they have community outreach programs that you can join to decrease chances of crime (Cameras and lights are great, but prevention is best!)

It's not a program for investors. 

The dues also pay for updating and making readily available copies (for a small fee) of HOA governing documents.

@Josh McCulloughThanks for the insights.I'm also looking into the 21st Century CASH Program as a way to bring on homes

You can in Theory with "My community" conventional programs from fannie mae with as low as 5% down however, the issue is no mortgage insurance company I've been able to find has been willing to insure the loan.

What program did you use and did you like it?

Does anyone know of any investor or program that will offer one on one mentoring without a upfront charge?

All tenants that have occupied my duplex have been  on Section 8 - so I can provide some insight to those who are interested in the Housing Department's Section 8 program.

I start out with a government loan because they count rental income as part of your income when you do not have landlord history.

Some of these events they might try to sell you into a mentoring program or try to sell you something else.