Or just start with a Manufactured Home or Trailer if you don't have enough Down for a House.

I’m a new investor and would like to hear some opinions on investing in manufactured homes.

My first job was with a custom cabinet manufacturer who also served as a GC. 

The 3 most common reasons to be exempt are being a nonprofit,  reselling the item, or if it's a consumable used during the manufacturing process.

I have a BS degree in Bus/RE (20+ years ago), with 18 years in Accounting and Finance roles for a large manufacturer.

Ultimately we are going to want to focus on owning apartment complexes and manufactured home lots.

General Eligibility Requirements For the HomeReady Loan:- 620 minimum credit- property must be a primary residence - 5% down payment required for 2-4 Unit Properties (3% minimum borrower contribution)- 3% down payment required for 1-unit (no minimum borrower contribution)Eligible Property Types- PUDS - Freddie Mac approved condos - multi-width manufactured homes- CHOICEhome As you can see the HomePossible program is an excellent option that offers the flexibility that buyers want.

I did see they were named one of the top manufacturing cities in US for 2023 or something along those lines.I think what you are doing so far is great.For DSCR loan around here you will probably need to put down 30-40%, since your rent needs to be greater than your PITI. 

Also, where I invest there are lots of my tenants with machining and manufacturing jobs that have dramatically become the norm renting from me in solid C+ and B class neighborhoods.  

I have always loved commercial property, and especially like office/warehouse as my background is in manufacturing.