I am looking to start buying homes near my apartment complex to expand my portfolio.. here is where I need your help.. my 16 year old son is starting to look at college courses.. we had a talk today about earned income and passive income.. i was explaining to him that even though my cleaning company was successful ( 13 girls cleaning over 100 houses a week) that I had a limit to how much i could earn based on how many hours me and my girls could work.. but with passive income it could be so much more.. he is so smart.. and me and my husband both own our own company's.. but I would much rather he get started now with real estate investing than spend 4 years and $100,000 on school loans to not use his degree in his field ( which I see a lot of my friends kids doing.. they go to school and spend 4 years and $100,000 and end up doing something unrelated to their major)..

To make sure you explain it and communicate it correctly:  The seller "carries the loan", not you. 

Send a written notice that a eviction will be filed for non payment and explain it will show up on his rental screening for his new landlord, possibly preventing him from renting a nice place.

Explain what you have to offer and see what they can offer you.

So find a great agent and as has been said on the podcast and in the forums by smarter people than me, be a great client (be clear in your objectives, be decisive, do what you say you will when you say you will, execute, keep in touch, show your appreciation, refer others.)  

Gave advice on fixes, offered referrals for contractors, and explained what items were technical fluff vs real issues.

FDirst step, find a good local mortgage broker and they can explain FHA, and get an application from you for a preapproval so you Know what you can qualify for.

@Ali Boone did a great job of explaining the topics already.

I am interested in someone who can help to find properties as well as explain local landlord/tenant laws and regulations.

Aside from that, your primary objective should be determining how much money you have to work with and from where it is coming.