Our neighbors there are first time homeowners - he has a normal blue collar job and she is a barista at a coffee shop.

I'm using my phone, when I go to your profile at the bottom theres a blue button "refer" Jay, push and write the reference. 

Seriously, in big picture say someone is willing to rent you a home on 99yr lease for $1.00yr, that you can rent for $2k mnth, are you gonna say no because you MUST hold title, must have that paperwork to it in the way you want it.From my vision, arguing how that paperwork is done is like saying you refuse to accept a truck-load of cash if the truck isn't blue in color.

Now, it seems like the goal would be to keep that property in the long run, so you would want to Refi that in a few years when rates come down and you again can qualify for a more traditional mortgage, but there could be a path to getting around $100k and taking the next few years to focus on banking cash flow and possibly expanding.I know, it's a bit out of the box, but if we were just blue sky talking about a solution, it's possible. 

Look into working class/blue collar neighborhoods. 

Never invest in Blue, Yellow, White State 3.

We've found little blue fentanyl pills (extremly addictive and deadly) in cracks in the floors and in "out of reach" places they had fallen.

@Tom Blue don't know if you have any 10 acre land for sale.

I received an offer for 100% purchase and 100% rehad on a fix and flip from Blue Pacific Home Loans.

For anyone who’s invested in the Blue Ridge area, I’m curious to know what occupancy rates you’ve seen (based on your property).