This is where your focus should be, not buying section 8 rentals or focusing solely on increasing your portfolio by 2x, 3x etc.

It's about avoiding speculation and focusing on fundamentals.Why I think is it so powerful?

If you take that focus off the table and understand this is a very complicated business that tends to be really lucrative over the long game, you will be ok.

I did not go through with that though and instead focused on hard money.

I love that you're focused on helping your family and community.

Focusing on a long term rental for our first property, we are just beginning our search.

Make it part of your business model and focus on scaling vs managing.

As others have said, the best thing your son can do is run far from this deal, buckle down, save his pennies (he probably already is doing this), house-hack, and improve a property with sweat, hard work, developing a DIY skillset, and self-managing tenants. 

I would focus my attentions here and try to stay local (within a 4 hour drive) as the POH rentals require more engagement.Financing is a tough deal... but sometimes you can find those Mom and Pop operations with quite a few POH rentals that will work with seller financing on a reasonable interest rate with a balloon within 5-7 years. 

I occasionally receive emails of off market properties in the Nashua area, I focus on the seacoast, I'd be happy to forward those to you.