Start networking with local agents and investors for insights, and talk to a lender to get pre-approved to understand your budget.

I'm a big fan of value-add opportunities, whether it's buying something currently undervalued & fixing it up to my standards, or buying something that has additional income opportunities that have yet to be incorporated. 

@Bart TillyThere are various "standard" agreements available in the marketplace (e.g.

Did I understand you correctly?

I understand the desire to diversify, but you likely want to maximize return.

And if it's a high amount, would you be better off just using that as a downpayment and get a standard new investment loan?

The term Tiny Home is the actual company selling these really nice smaller less expensive versions of standard built homes. 

I can absolutely understand how these experiences have drained the joy out of owning rental properties.

Both offer unique advantages, but understanding the trade-offs is crucial for making the right decision.

I understand business is slow right now relative to recent years, I'd recommend you get a better grip on being a REI agent.