I think over the next few years people will leave markets due to municipality changes.

HELOC are also highly reliable source since the interest rates are low.My tenants pay back the HELOC and TSP and now I have another cash flowing property.I think what you are thinking about is a great strategy

I'm particularly interested in STRs so BRRRRing STRs sounds like fun.I think that covers it.

A 20 room inn, a restaurant, a booking site with info and the land.

It's a small project and I THINK I would prefer this falls under a repair.  

I don’t think you have a loss here. 

I was thinking about talking with a modular home company and starting a lower middle class mobile home park.

Which I think is largely why it has been so hard for me to break into this circle.

I will also be doing all the cosmetic things you can think of: paint, flooring, bathroom reno, kitchen reno, so I am open to carpenter or design suggestions.  

It's great to have you with us.. do you think you'll focus more on fix-and-flips or buy-and-holds?