Most I have found want me to buy into a program that I am happy to do but they can't seem to give me a clear understanding of what I am going to learn.Can someone please point me in a direction that I can find helpful lenders that can assist me in acquiring these properties? 

There are so many good ones Cedric, with a variety of programs. 

If you were to rent to others in the program, I'd encourage you to be thorough in your screening.

Peak Asset Lending from Tennessee has a program that will assist you.  

As there are a ton of different wrinkles and programs, both local and federal, its tough to be a bit more focused on what could be in play. 

it's any one purchased and use his program? 

he's 66 now and I guess he's gonna retire in 2 years that's not gonna change...my sister has very bad deliquent credit so him getting the loan is the only option she can't get a house not for another 3 years she needs a house now...so what loan programs allow for purchase and rehab of you already have a mortgage?

CHECK WITH LOCAL GOVERNMENT TO SEE IF ITS ALLOWED.  

I told her about my company's strategy and what we're looking for and she tells me that she has a few people with "programs" that might be able to make that happen.  

Secondary mortgage institutions, which owns the mortgage, are backed by the government, could care less.