You have a great rate and a house that's getting too small, but upgrading to a larger home with a larger rate is not doable.

Perhaps you should take a small step back and spend a few months saving a little more for your reserves before attempting to buy the next one.

However, I survive on a limited small, fixed-income.

So investor is looking at a lot of regional to mom and pop or small franchisee tenants with more risk.

Hello everyone,I'm looking for my first small MFH to house hack in.

Buying in small towns can also limit you access to trades or they charge you more for the trip. 

Most lenders have a limit to how many draws you can take from your rehab budget and often it will cost a small fee (you can include that in your budget) so you'll want to confirm if/ what their limit is should you expect to be taking a lot of draws or complete the rehab in smaller increments.

I've already done some small time cold call mailers to some local multifamily homeowners in my area.

Combine both strategies. 1031 into a small multifamily where you live.

You may have seen my other posts in here related to a small mobile home park with 1 ranch home and 5 mobile homes.I have been waiting on the information regarding the septic design of this property for months.