The higher rates and no point options hopefully are temporary for you until you are able to show a 2 year history of 1099 income, refinance early in 2026 once you have completed your 2025 returns. 

Also, you could consider buying something with "hard money"; this comes at a higher interest rate, but you might be able to get into a property and either flip it or refinance it.

In my experience, tenants that remain in place for 5+ years are almost always behind market rates.

what happened to me is all the good rate bonds are snatched up before we could get them.

This is not normal in a rising interest rate environment. 

With current interest rates, and they are at least 1% higher with potentially additional points for non owner occupied property, it is hard to find properties that will allow for positive cash flow after paying the mortgage, if you are looking for money for the down payment from a private lender, those are normally at higher than market and I am not sure it would be possible to pay it off.... please remember you need to take into account that you may not have a tenant for a certain amount of time, a tenant may stop paying rent, or you will have a big ticket item to fix, so I would wait if I were you and save to have enough for the down payment and closing costs and perhaps some money set aside for repairs. you also want to make sure that you have your own emergency fund outside of the money needed for the investment property because life happens ....

I'm still trying to get in contact with the park that is near to get their monthly lot rate. 

New inventory and relisting rates have actually declined month over month which is allowing to pricing to remain elevated.

Should I price the land 2 times above market value and offer a low interest rateORPrice the land at current market and use a very high rate?

If you're comfortable living where you are, equity in your current property or your savings rate would be the two other ways to get your next one which is going to be much slower.