If I can figure out how to flip my property and install a Mid term renter in the offseason to get into the positive this would be an amazing bonus so I really appreciate all of the insight and help thank you!

I don't know if you're trying to do this all with the same lender, but if you're taking up a majority of the office buildings, SBA could be an option which would allow you potentially less down and you can get away with some seller carry (not all lenders allow and/or structure this but some do)...and/or you could potentially wrap in more collateral (like that other property) which some will do (Again not all SBA lenders are the same; some get way more creative than others). 

Their house is 2400 sqft; 4 bedroom, 3 bath with space in basement that could be an apartment or be used as a nice Airbnb; it's in a development with an HOA.   

If they are below market rent, that is OK as long as there is room for improvement and tenants won't be an issue.

Buying a mobile home can be an intimidating task for many new investors, but it doesn’t have to be.

The best way to estimate, is learning to be an estimator.

You can set specific criteria to spot underpriced homes, distressed properties, or anything that’s flown under the radar.I know several investors have had more luck with using water shut off lists, so while it's more work, that might be an even better approach.One thing to note is that Privy compiles real-time MLS data and integrates public records, so you’re not just getting a snapshot of the listing status but a full picture, including owner history, property condition, and any price drops over time.That said, if your focus is primarily on expired listings, I'd also suggest checking out RedX—they’re known for their niche in expireds and FSBOs.

Of course, i could be an idiot who does that, as in example I cited at the very beginning: I could get a mobile home for $10,000 that is worth $8,000 after the repairs ,and try to add million dollars to selling price for finding it.

If I wanted to move to Nashville and be an agent, what would some be that I needed to think about before making this decision.

Is that something that might be an opportunity for you?