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What's do y'all know about Assumable mortgages could it be a good strategy?

Also, I think it will be difficult to not have the buyers try to turn me into a custom home builder if they're securing the loan.

Done correctly, you can work deals with neither risk nor upfront cash.  30 years ago lease option assignments was my start in this business and I still utilize this strategy today. 

What's your strategy?

I work with mobile home dealerships and many of their customers end upgrading to new homes while selling their used homes.

I'd love to hear any perspectives on how the strategy works in the area and would appreciate any guidance on good neighborhoods / towns / areas to take a look at or ones to be cautious of.

The wonderful thing about owning an investment property are the options/strategies to consider in a situation like yours.

A great investor focused agent, coupled with a great PM, can get returns in a bad market if they know what they are doing.Investors should pick market based on barrier to entry and their available Capital and their strategy. 

I would advise as others have here, and strongly suggest the house hack strategy to start with!