If not the state DOT (department of transportation) usually has a site with traffic counts year over year to see if growing, stagnant, or declining.

I am currently working in the Transportation Industry and I'm excited to get started in all aspects of REI to supplement my current income.  

My suggestion would be to take the tips in Set for Life and do your best to reduce or eradicate your largest expenses... housing and transportation.

I have references, tools, reliable transportation(and a drivers license) and time to take on your rental maintenance or your small flip!

It may be to costly to buy transport and set up a MH.

And do it in an area that could potentially see some growth.If you company allows you to work remotely, I'd look to move to a much cheaper area and find a property that could deliver you some value -- low price point, high ARV, opportunity to improve, etc.Then you could work from home, househack, and have someone covering your living expenses while you also drastically reduce your transportation costs.Your 45k salary will cover the essentials and some good times for a young kid -- max your 401k and any other needs -- and the rest goes into your investments.

I.E. job growth, transportation, property taxes, strength of rental market, city services etc...For instance, If you @JoeVillenueve were to start looking at the Phoenix market (or any market you knew nothing about) where would you start to determine whether or not you do a 30, 60, 90, 180 day deep dive?

A poor town on a river, on one of the busiest interstates, with transportation growth that it has happening all around it.

Also, is there a chance that the tenants are utilizing public transportation?

It is very close to transportation and 8 minutes in the opposite direction there is a supermarket and will be a new shopping center in 2 years.