She has tried to pull some money out of the property, but I understand that she has not been able to qualify for any cash-out programs (probably compounded due to Dodd Frank restrictions - she has very little income).

We have actually helped a number of Lonnie Dealers set up legal programs and Lonnie's daughter attended the very first in person workshop we held to teach people how to use the system.

I work in technology as an IT Program Manager for large gov contracts.

Im looking for a property manager in Pasco area that would be able to manage a large facility that has veterans renting out rooms through the HUD-VASH program. 

So buy their books, join their programs, engage in their community.

Remember, the intent of the program is help veterans obtain financing for their primary residence, not to accumulate investment property.  

I see a lot of newbie investors wanting to skip over using HML (hard money lenders) because "they cost too much", and then setting up private investor programs, too soon.  

At this stage I do not have 20 to 40k for an advanced mentorship / membership program, and as I am busy with my flips and a full-time business I don't even have the time to jump into note investing full speed.I'd like to get started slowly, with a few smaller notes (preferably under 20k), to get my feet wet.

FYI my current situation is:ME - FICO 665 middle score / $45k/yr income / $200/mo DEBTWIFE - FICO 650 score / $0 income / -$625/mo DEBTBROTHER - NO FICO - currently building / $30K income / $0 DEBTavailable max Down Payment $7,000PRO's Willing to purchase duplex / tri / fourplex in : riverside / rialto / pomona / ontario / san bernadino (no orange/red Crime map)price range : $180k - $450KREQUESTS: need atleast one unit to be 3 br *looking for value add* as well, After hearing the hundreds of first step methods, im finding it a bit hard to narrow down my search criteria. 2nd question is: After stating our current situation, what other strategies, loan programs or methods to begin our first Multi-Family buy and hold purchase would our current financial situation warrant reaping the most profit and least risk among this interest rising CA desert property market?

You may be able to pull a list of homes in foreclosure from the county or there may be online programs available.