As a hard money lender, I specialize in helping new investors secure the funding they need for their flips, focusing more on the property's potential rather than just the borrower’s experience.

.)- DSCR Loans - typically your best bet if you don't quality (or have "outgrown") conventional or looking to scale a portfolio or diving into more specialized markets. 

Hey Adrian, I lived in New Orleans for some years growing up, so that place is always special.

I cannot transfer to a self directed 401k as I am a special class that does not pay a penalty on my withdrawal even though I am only 51. 

But I am unsure if the 1% rule is used in these situations.She also stated she is going to have an appraiser she knows come look at the property to find out what it is worth which could be worrisome as I am sure they do not specialize in this type of property and could really throw a wrench into the works.I know she didnt pay much for the trailers so this may be the best direction to go with finding the value.  

Based on what you've shared, I can definitely relate to your goals, as I specialize in helping investors like you scale their portfolios with strategically selected properties.Financing & Expansion Options:Given your current financials, here are a few paths you could consider:HELOC or Cash-Out Refinance: Tapping into the equity of your current property could give you the liquidity needed to acquire more rentals.

@Michael CsrnkoI recommend finding an accountant who specializes in real estate taxation and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

Now, Fannie/Freddie have even more specific rules when you do this but this is something that we do on occasion. 

I wish I had started sooner, but my advice is make sure you are happy (or strive to be) on a daily basis by following and nurturing your passion (specially if it is not related to real state!)

This could allow you to get into a higher cash-flowing property without needing that massive down payment you’re talking about for a HUD loan.If you’re open to discussing this further, feel free to connect—I work in the Indianapolis area, and we specialize in helping investors find value-add opportunities in growing markets.