Cory -   it doesnt  sound like you will need  this extra income for  qualifying so no need to wait  fyi  if your hours  will be  guaranteed and stable   , then the  higher income  should be usable ...if the  hours  are not guaranteed (  eg.. overtime ….seasonal …..not consistent ) , then  likely to not be usable Going FHA is not that  wise  as  the  FHA mortgage insurance is permanent and wont be able to  be eliminated  unless you refinance the loan plus you will have a  large upfront mortgage insurance that you have to pay at closing  ….consider using  a conventional  loan  as the mortgage insurance will  be able to drop off or be eliminated in the  future

Rental market and population growth is keeping the market stable for the time being.

Otherwise it's just an overpriced item that may sit on the shelf for a long period of time.

@Basit SiddiqiThank you, I’m going to put my everything into it once I have a stable, decent paying job as an accountant.

Not top of the line, but not Home Depot off the shelf stuff either.

Goals: -stable cash flow, not as concerned about appreciation (check, assuming description is correct in saying they've had stable tenants. rental price should increase in the next couple years so i have some assurance there)-looking for min $100/unit (check)-C+ neighborhood (check, borders some B/A neighborhoods in upper Ohio City so hoping some absorption goes that way)Other things: -20% CoC return (almost check - Changing purchase price to $53,000 and have tenants also pay water/sewage would bump this deal right up to my criteria of 20% CoC.) 

generally speaking parks with park owned homes do not sell for as much as parks that have no park owned homes.keep in mind maintenance on MH is a tad tougher as the parts are not off the shelf at home depot.. etc etc.And lenders will not give you credit for the park homes in the valuation of the park.what some do and what I have done with the parks we owned. is we sold the park own homes as soon as possible.. on long term contracts.. and raised the space rent.. that's were the value is.or in some instance we just gave the unit away for free and raised the space rent way up..

Cleveland may be in the rust belt, and there may be a steady population decline attributed to that fact, but there are a bunch of stable industries in the area that makes it unlikely that Cleveland will have a rapid decline like Detroit.Anyways, let's see some major industries in Cleveland fail before we start calling it out as a potential Detroit.

Personally I would not do REI until 1) I have a stable income 2) I have enough cash reserves 3) I have a good retirement strategy.

The good thing about these criteria is that they are mostly static as opposed to often changing.Population: Look for population to be steadily growing = increasing customers.Jobs: A stable job market = a stable tenant base.Supply: Too much product = increase in concessions / decrease in rental income to attract solid, long term tenants.Demand: Product type.