@Kyle Mitchell yeah, I'm not sure who is telling you that there is a difference between second homes and investment properties...are you talking to someone who is doing a "non-QM" loan or a "portfolio'd" style loan?  

This doesn't sound like it's in one of the high-performing resort-style communities, so I would be a little cautious.

I would love to find a mentor who can help teach me the ropes and learn from.

Personally I always want my mentors or teachers to have a proven track-record in executing the exact strategy I am looking to learn, and I don’t discount that experience just because they are teaching (David Greene from BP is a great example).

Normally, I do BRRRR style deals and force equity through rehab.

These aren't just setbacks; they are crucial learning moments that teach us what doesn’t work, helping us fine-tune our approach and move closer to success.

Jim  There are not that many that teach notes and its typically done virtually.

Thx to his teachings, I sold my non-performing trophy multifamily and am in the process of 1031 exchanging it for money-making rentals.

However, more important is to TEACH them the nuances of credit so that you can enable them to become responsible credit users.I hope this helps and good luck!

If you're working with a good house-hacking agent, and you know what you want to spend, together you should be able to quickly narrow down to areas that work and home styles.