It takes a very special relationship to work with someone in such a risky industry. 

Hey Travis,I’ve been working with some incredible teams lately who specialize in providing warm leads.

If you do not own a primary home its easier because you can claim any 2-4 unit as primary and only have to put down 3.5% for FHA, 5% for Fannie Mae or No money down 100% of you are a Military Veteran.Live in the home for 12 months refinance pull some cash out and move on to the next property to buy.

@Tiffany Tran This question seems pretty location specific since every municipality has their own rules, I would recommend reaching out to someone who specializes in Philly, or perhaps posting in the classifieds asking for legal help in the Philly area!

In theory you could also recover 1/6th of the CAM costs, too, but in my very limited experience with mixed use, the first floor commercial could very well push back on that, since they very well may not be utilizing almost any of the common area, depending on building layout.CAM would come from any number of places, commonly:Cleaning and utilities for any common lobby.Window cleaning for the buildingParking lot maintenanceLandscapingCommon HVAC maintenance, i.e. if a single furnace heats multiple spacesUltimately, you will want to be talking with either a commercial leasing agent or an attorney that specializes on commercial leases.One thing to note, while NNN leases are generally great, there is certainly work for you on a semi consistent basis, in creating the monthly escrow amounts and annual reconciliation.  

Some lending institutions have their own special debt service formulas.

There may be plenty of specific scenarios where rents hiring property managers for rents under $1000 per door works, but as a general guide I think it gets a lot harder to make the numbers work below that because repairs etc. become proportionally larger too.If the rent is so low that PM minimums apply then in general 1) this is exactly the type of unit that requires PM specializing in those units.  

I also recommend hiring an accountant that specializes real estate taxation. 

For the management of the renovations, I've come to realize that this is a service provided by many property management companies regularly, included with the regular management charge, so nothing very special there. 

A really good episode of the Bigger Pockets Podcast on YouTube recently features an investor specializing in mobile homes.