I like to make mine on an amortization schedule like a mortgage so that i am paying it down the same way, PITI (principal interest tax and Insurance).

Sometimes you can't get them permitted to move, most places don't want them, insurance and financing are problematic.  

My father owns a construction company in my hometown, so I have spent my fair share of summers swinging hammers and digging holes.I am employed as a full time engineer and I am looking towards real estate to supplement my income and build a more stable future for my fiancé and myself in this exciting stages of our lives. 

Not sure if you are guaranteed but I just finished a purchase thru them and good a special warranty deed and title insurance. 

FHA guidelines allow using collateralized loans (i.e. your 401(k), stocks, bonds, life insurance deposits, other real estate) but not anything that would increase your monthly obligation - so private loans, signature loans, etc. are all out for FHA.

Look in the middle of the country at secondary and tertiary markets with stable and growing economies that are relatively diverse and not at the mercy of one large corporation. 

@Michael RobertsIf you purchase a residential property with more than one unit (duplex - quadraplex) and live in one of the units, you may be eligible for a high ratio mortgage insured under FHA or a similar program.  

@Patrick Philip,Well, banks are "flush with cash" these days, but no, they do not have unlimited funds.Also, when banks lend, they impose certain restrictions on the loans, the borrower, the collateral, the terms of the loan, etc. so the note can be sold in the secondary market or be insured by government-sponsored agencies like Fannie Mae, Freddie Mac, etc.Private lenders ("OPM") typically don't write loans to sell them, and typically are interested in the deal rather than the borrower's details.Using OPM down usually means putting some kind of partnership, joint venture, etc. together so the source of the down payment is less of an issue or a non-issue to  the lender(s).Dunno if that helps...

I'm assuming most commercial lenders would require stable long term leases in order to consider it part of NOI and an increase in value?  

Also watch for flood insurance as it can kill a deal very quickly.