This unit in a lower end where people don't usually have extra money for large outlays.Any other comments would be appreciated on the how to's of this would be appreciated.Much thanks.

Ned I was reading some older comments on another thread about the overage program and how people views  this as taking advantage of the vulnerable, all your points well taken.

Thank you for your comment, that is great advice! 

Here are some recommendations for you:Find and connect with other BP members that are in your area: http://www.biggerpockets.com/meetSet up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alertsRead Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingCheck out BP Podcasts: http://www.biggerpockets.com/renewsblog/category/podcast/If you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.

icon while not in a specific category and after you type your subject and comment, the select category block will not populate.  

I also agree with earlier comments that 30 years at 4% would be tough.

Hey Bret Rubash I think everyone that has commented on your post have great points and suggestions, but take it from someone who has been in your exact financial situation minus the debt.

@Blair Russell I would challenge you on the "marketing" comment.

I see a lot of comments saying otherwise, that I should give the money back and that I would be wrong for keeping it.

I agree with other comments above that $10k is not enough to invest in a buy and hold property yet, but you might want to take a look at an article I wrote about an alternative where I invest in portfolios of 10 SFR at a time, that are co-owned by the managers who are local to the properties in the midwest.