We thought we had a longer period of time to make sure my son has a reasonably happy life but it no longer looks that way.My son recently was awarded ssdi [through his deceased fathers earnings]and is waiting for backpay of about 20 grand.

I don't think quickbooks is ideal for rental properties but it works for me using it in this unique way.

Also, I am not in default on student loans all payments are current I just racked up a lot of debt to earn that Masters degree!

Remember you have the unique advantage of being a "kid."

This is hard income to earn...

He financed it and I had to earn my way into ownership through sweat equity.

Compensation includes any income attached to that obligation, if you fund at the table, if you sell the loan off with servicing retained or released, if you purchase the loan originated on a third party origination you are earning compensation arising from and out of that transaction.

But this means that you must attract investment capital...You are making the classic mistake in thinking that you yourself can earn your way into the game of life and RE - never going to happen.  

Maybe you could get a second job as a helper to a contractor/rehabber and "learn while you earn"?

The realtor told me it takes a special person to invest hard earned money into these properties and I'm not sure if "special" means "stupid."