If I can't do this the house loses money big time like 800-1200 a month.

It's pretty common to get half a month's rent, which is then split between you and your brokerage.My best advice is to focus completely on finding a company or mentor who is at the top of their game and NOT AT ALL ON THE MONEY. 

I am based in NJ but I feel nothing will cash flow or be too sustainable unless I put in a higher downpayment.I am looking to do only long term rentals and keep it with Multi-family units in the beginning and then advance to appreciation type properties in developing areas.I was thinking if I should save up more money for a larger down payment or possibly look at a different area to invest since I am NJ and the high property taxes make this hard unless more capital is put down.

But there was a catch—they insisted on using a hard money lender.

I can typically find a new tenant to start renting shortly after the original tenant leaves, earning me a little extra money for my trouble.For tenants that can't/won't pay the termination fee, we let them know they remain on the hook for all expenses until a new tenant takes over.

Purchases Price 170,000 Cash invested 35,000Hard money at 10%Repair cost: 40,000ARV: 275,000 (TBD!)

After spending a lot of money for real estate classes and mentoring with Elite Legacy, we were turned on to REIBlackbook.

Other peoples money / credit / competencies.  

So back of the napkin, that's almost 3 years of waiting to get the money back. 

Nothing is the top niche because it's highly dependent on what you are interested in, who you know in that class, what your goals are, and how much money you have to invest in your education and/or assets.In general, no one new to investing should start with mobile home parks just from an operations and capital standpoint.