Follow These Steps BEFORE You Start Flipping Houses in 2024 - it goes over the basics, choosing locations, etc. 

This works best when the seller is motivated and open to flexible terms.4.BRRRR Strategy (Buy, Rehab, Rent, Refinance, Repeat)– If you find the right undervalued property, you can finance the rehab with short-term funding and then refinance into a long-term loan, pulling most or all of your money back out.5.House Hacking– If you’re open to living in your investment, you can use an FHA loan (as low as 3.5% down)to buy a multi-unit, live in one unit, and rent out the others.

Use the two years to learn the area and I would suggest as soon as you can, find a duplex and start a house hack. 

Sounds like you should go the house hack/FHA route.

If so, you may be able to wholesale the property to someone (perhaps even someone in one of those $400,000 houses) in such a way that you and your grandmother come out whole.

There is a guy near me with 6 small houses he rents , he has a waiting list .

You know those signs that say "we buy houses for cash" call them and say you are investor looking to buy a flip. 

Also, check local zoning and park rules to ensure flexibility with different housing types.

A friend of mine bought some houses from them that he thought were occupied and running smoothly because rent checks always came through on time.

I replaced my old water softener with an AQUASURE from Home Depot, and it works just as well as the one I had before (which came with the house).