I have a mixture of Section 8 tenants and Abode Program (look it up) tenants in my rentals out there that I personally screened and have not had any problems.

I suggest you find the BEST in your market that has mentoring and training.

I have a client who has done 5 deals with me this year alone, and they have been so happy with my team's work that they want to refer others in their investment groups in Boston, New York and New Jersey to buy investment properties in Vermont and New Hampshire.I am willing to train a new agent but I am really looking for someone who is experienced in investing, as these clients need someone who knows what they're talking about!

Has anyone used the One Mortgage Program for their first deal or a government program similar ?

And here is a link to a trained Attorney, hired to advise Realtors on real estate law via our local Realtors Legal Hotline.   

I used license solutions real estate program.

Instead of trying to outright sell it, why don't you take on an equity & operating partner that you can train to run the business for you (eventually)?

I'm a college student and therefore don't qualify for any traditional financing(which I believe eliminates the FHA loan program).

Training, coaching, just a place to hang the license?

Although, I’ve been debating on whether or not to purchase a house in Sacramento and use a first time buyer program and live for a year or so before renting out.