If you take off the books payments from your tenant you can be barred from the program. 

Many have restricted the programs quite a bit but many still do them.

@Darin McKinneyI payed for a coaching program and learned a lot, it was pretty helpful in the knowledge aspect .....

Hopefully you guys can make it work but that was a main rule in the entrepreneurship program I took years ago and I have had some personal issues with that as well. 

There are loan programs that help subsidize down payment and closing costs that could help you get into a home for around that $10K mark.

I'm looking into investing in coaching with James Hodges program "REI Gamechanges".

Is there a program free or paid on kitchen or bathroom design base on sq footage?

The thought is by investors is that tenants have to care for the unit, otherwise get kicked off the program.

I worked in art colleges for years see what local programs might be available to help you for funding.Locate and attend 3 different local REIA club meetings great place to meet people gather resources and info.

Super responsive and helpful with ideas on what loan programs are best for your situation.