One huge benefit of a private/HML loan is the strength of making an offer when competing with cash buyers.

Purchase price: $265,000 Cash invested: $200,000 1930’s historic home with a converted garage.

We would like to create a partnership where we are 50/50 partners and he brings the cash and I bring the experience, knowledge, and contacts ect.

Your actual property taxes alone on that will be over $10K a year in 2025 and don't forget about that supplement tax headed your way.I would suggest keeping the others and maybe changing to LTR if that will give you consistent cash flows.  

Step 1: Ensure you can get financing (is it a cash purchase or will you need a loan). 

My ultimate goal is to build a portfolio of cash-flowing properties to achieve financial freedom.I’m currently seeking mentors who can guide me through this journey and help me avoid common pitfalls.

Purchase price: $35,000 Cash invested: $38,000 Another flip ready in the market. https://www.zillow.com/homedetails/4467-Sims-St-Columbus-GA-31907/76572533_zpid/

I suggest keeping track of these key features which range from cap rate to, cash flow, ROI, and asset comparison.

There will be different areas that are better or worse depending on whether you're in search of cash flow or appreciation. 

If you're considering mobile homes, the first step is checking zoning laws and utility access since some areas have restrictions.For resources, Mobile Home University is a well-known starting point, and local mobile home dealers can offer insights on placement and financing.If mobile homes are allowed, you could either rent them yourself for higher returns but more management or rent out the lots for steady cash flow with less work.