Assuming what you've posted is true, this person is seriously mentally unstable.

The cost of entry is much higher than the mid-west but so are retail houses.

Building a relationship with a real person will help you when you want to make the 2nd, 5th, or 20th deal.

You can put your capital into play in small tranches without having to their entry fee.  

@Bud Gaffney ok cool, I was always a Zillow person, time to try different websites.

Sounds like she was putting up with your noise and door slamming without complaint even though it caused damage to their personal property, until you accidentally picked a very stressful time to complain about a radio at a decent hour — which should not have been a complaint unless it was louder than noise ordinances, quiet hours, or there’s a weird lease term about playing music.

Not a clear picture of the person.3.

Are you not required to personally guarantee the loan, when you typically would with a bank?

The person doesn't have to be a coach by profession but just someone who is experienced and willing to mentor. 

The amount of rent is based on the AMI which can be found here in this handy chart:https://www.sandiegocounty.gov/sdhcd/rental-assistance/income-limits-ami/so the calculation looks like this:For a 1BR unit (2 person household) at the very low income level you could charge a max of 1/12 of 30% of $48,500 or $1,212.5 per month.Also, in the agreement that I've seen (which was for a different City in CA) there were some restrictions against students.