You should do your own home inspection, it's not that difficult. 

The short answer is, I need either a boat or a crew willing to take me on with no  experience, which I'm told is difficult to find.

The GPs contribute 1 - 10% of the equity (Sometimes 0%) and the LPs the balance.

PA is a bit difficult or has more "rules" on lease options which also might be why the agent/lender involved are not thrilled about it -  what about a contract for deed or wrap mortgage on their existing mortgage for 9 months ?  

When the money comes in they do what they can to catch up on payments.From my "Credit Literacy" PowerPoint ...FICo – 5 elements:•Payment History – 35%•Utilization Ratio – 30%•Age of File – 15%•Age of oldest account•Average Age of Open Accounts•Mix of Credit – 10%•Inquiries – 10%Vantage differs a bit ...Vantage – 6 elements:•Payment History – 32%•Utilization Ratio – 23%•Balances – 15%•Depth of Credit – 13%•Recent Credit / Inquiries – 10%•Available Credit – 7%(Percentages rounded for clarity.) 

It will have a more difficult tenant pool too, and more interesting landlord-tenant issues. 

I recently did this with my primary residence and put the whole balance on the HELOC. 

@Alaska Wagoner, It will be difficult to find any decent SFR in OC with 55K. 

"They" all seem to say that though it may be difficult to get involved with little money (I've only got $10k to invest), that it is possible. 

Find a home you can rehab a bit and force appreciation, and over the next 6 months-1 yr (maybe more), you MIGHT be able to refinance your loan to pull some equity out, although I heard this was difficult to do now on rental properties.