Hello all, Has anyone found success incentivizing referrals. I don't mean bird dogs or wholesalers, but for contacts or other networks you may have. If they are not licensed real estate agents, is there a way to legal...

I was in a similar situation and I currently use the repaye program and I have twice as much as you in student loans.

If you've been following the forums, you've probably encountered the oft-used term "house hacking".Another program you can use for an owner-occupied property is NACA. 

A few things to think about if you do decide to invest out of state:How involved in the process do you want to be?

For instance, this particular deal I'm currently involved with is located in the Unincorporated Lake County area.

It is extremely risky to not have any insurance in the event of a huge loss such as the house burns to the ground or a major lawsuit involving your property because of an injury.

In my experience these programs can be helpful but it is certainly difficult for refugees to adjust our expectations. 

Im hoping to find some ideas , and creative ways to come out of my comfort zone and get more involved with others in my area.

If inherited, they would have a new tax basis and little or no taxes (which would be preferable except that means granny died, good for taxes bad for granny) but since you said a Quit Claim Deed was involved it's unlikely it was inherited.

I was involved in real estate investing in the Phoenix area in the late 90's and up through 2008.