Don’t want to discourage you with leverage but 10% down…I’m just going to be honest with you on what to expect and not over promise. 

. - Training is in-depth and correctly sets expectations.

I’m a single mom with adult children and wanted us to be close and build homes in the future.

Different ages , gender , interests , habits  , etc and expect things to go smoothly ?   

Due to the expected influx, which will be primarily people wasting my time wanting me to write up their weak offers, we will be charging fees to unrepresented buyers for services they want us to perform.

Elon Musk as said numerous, numerous times he actually expected Tesla and Space X to fail.

The expectation is that they may lose it all and it was a gift, but there is the possibility the investment could do well, and you will gladly repay the favor.

Explain to the tenants that this will protect them from future large rent increases. 

It’s also not rocket science, so learn to do it correctly the first time and you’ll have way better underwriting for future analysis.

Then you are ready to find properties but you  need to know how to underwrite,  don't expect a person to give you a deal.