As everyone knows, getting a HELOC on the investment property is close to impossible so I will have to use my primary home.

(1480/.02 = 74000)When you make offers, you can control what you are offering to buy the property at, but you can't control the market rent, the market does.But in areas like CA and NY, people will say "that's impossible" but its absolutely feasible in other markets.

I'd like to buy some more properties here, but its just about impossible to find profitable deals.

In my opinion, it's pretty much impossible to have a detailed knowledge of a half dozen markets or more and be able to tell you whether a neighborhood or street is a good area.

Its zoned as single family I believe but appraiser said due to kitchens we would need the 25% down which for us is impossible.  

I am out of state and its impossible for me to get there within a day.

What's included in new construction should be easily answered by builders in the area.It's almost impossible to answer your question without knowing more about what you're trying to accomplish.

., it would be impossible for us to give you career advice.An education never hurt anyone.

I'm pretty new to this forum and investing in general but if that were available in my town I'd "rinse and repeat" like you as often as I possibly could... that's similar to buying a house here in LA for $350,000 and grossing $8,000 in rent...I'd go out on a limb and say it's nearly impossible to do here.... if floating the rent between vacancies is a hardship, I'd sell it, buy another house and continue your proven strategy.... someone with more experience than me can probably help you figure out how to leverage the lower priced units in time for higher priced units that may have larger appreciation possibilities for long term portfolio health.

And not to mention it's not impossible to still work your full time job and invest on the side until you can make it steady enough to quit your day job!