Will beat the dead horse here: definitely house hack.

She had a horse boarding/training business that apparently failed.

It is putting the cart WAY before the horse in my opinion. 

It's really stupid but but most banks consider the following to be rural: over 5 acres, if it has an unimproved road to get to the house, if it has a barn or horse stables, if population of town is under 20,000 (population density varies by lender).

I guess that works if you want a listing or wholesalers type things.. but if you actually want to close on a deal I cant see why folks get the cart in front of the horse.. 

Not to beat a dead horse here, but find a lender that you like working with, trust, and one that does a lot of transactions similar to yours, and is willing to say the hard things (i.e.

Purchased new a work horse set that’s pretty basic with no electronic components runs me about $1100.

@Abdi Muya - based on your long post, it seems that you're putting the cart before the horse. 

After swallowing some lumps thanks to one thread I posted back in April, I should (crossed fingers, no blown furnaces or sheard off roofs) be in a good position next year to reinvest.This is hopefully not a beat the dead horse, "where is the best cash flow in X" post, more of a strategy question for anyone who knows the market in CT.Here is what my limited knowledge/intuition tells me: Waterbury, Bridgeport, parts of Hartford cash flow best because of the inherent risk, lower fairfield county cash flows worst (today) because of NYC effect on price/rent, and there is an in-between SOMEWHERE.I think that somewhere is in the central part of the state between route 8 and 91 north of new haven, east of waterbury.

I get it every once in a while but talk about beating a dead horse.