No better place to learn RE.check the podcasts, resource areas,...there are tonnes of materials to digest and feel free to ask questions....Best of luck!

Use a RMLO,  while some investors may know how to qualify someone, the seller has a vested interest in tract and you are not qualified really to advise a buyer. :)

====================================Here's the TL;DR:Can I get the best of both worlds or do I have to choose between:Option 1:Purchase Price: $115K - $135K, Good neighborhood, Great highly reputable turn-key/management company, Net CoC 6%-8%Option 2:Purchase Price: $60K - $80K, Okay neighborhood, Smaller/lesser known turn-key/management company - they might be great too - just less track record, Net CoC 10%-12%====================================Here's the LONG version:I feel like I'm drinking from a firehose :) So much great info to chew on and digest. 

This is coming from a former carpenter who built several new “tract-shack” budget homes that probably won’t last 30 years, and other custom new homes that will last for centuries.

I was pretty happy with the online program, it's pretty easy to digest all the information and there are a lot of small quizzes along the way.

-And, are these tract housing communities good for rental props and appreciation...or should I steer clear?

The governor is not going to seize a small timber tract or personal residence as a necessary resource to manage in an emergency. 

I have a 6 months emergency fund, plus unemployment, plus whatever jobs my wife can pick up to help, some freelancing on my end, and some help from my small business picking up some expenses that can be pass as business expenses.I have broken down things below to be more digestible and may have a better picture of myself where I am and where I want to be.Investment exposure:- the only investing exposure I have is when I bought my house- and all the podcasts that I have heard from you guys.

Unless you're east of the Cape Fear River, you won't find many large tracts of flood land, if any at all.

I have built in Mac  and Carlton and Yamhill  small projects and of course probably bought and sold no less than 50 timber tracts that I logged and developed homesites in the 90s during my timber days..