But getting a college degree doesn't at all guarantee getting you a job, and gives you tons in debt. 

For me its just important that they are honest about who is living in the unit, so that I can review everyone's background/eviction history as long as the one(s) signing the lease have a solid enough financial profile for me to have recourse in the event of nonpayment.Its similar to what I do for students - the parents sign as "guarantors" on the lease, ie they are guaranteeing the financial end, meaning the actual occupant just has to pass the background portion.

"Guaranteed" income.

If you have the money to do a bigger deal on your own (50+ units) and not enough experience for the to buy and manage, guaranteed you will crash and burn and your equity will evaporate.

Guaranteed money AND not subject to rent control,....  

That’s not a guarantee, but it is your best bet.So why are you having trouble turning leads into deals?

I know if defaults that I'm on the loans as well, but I know he has the money and saw what he has and has guaranteed me he's got all the payments. 

I would agree to this only because you appear to be above market and they are worthwhile tenants.Do not offer a multi year lease it is no guarantee they will stay. 

A market with increasing prices is not a guarantee that you’ll make profit when you exit, but it’s a safer market to be in when you buy.Where to find information?

It's not a guarantee of problems but there is a very, very high risk of ruining relationships and it's not worth it.Mixing business with a lover is probably the dumbest of the three.