LandlordWholesalerFlipperHackerWhichever you decide will depend on the current market & area you are in, and the resources you have.Continue learning, find a mentor that is willing to mentor you (be aware of those who want to charge you thousands of dollars for a proven ‘system’), and NEVER give up!

The land has RR tracks on one side which make me doubt trying to reestablish a HMP. 

This article, it talks about how he walked away from the house so I tracked him down to his parent's house and made an offer on his house.

All the hard struggles or decisions that had to be made and what really helped fast track you to getting into your first investment home.

If this is the first of many and you want to use this as a possible track record then the importance of going through the PPM process and having this easy one (using this term loosely) under your belt to be able to talk with outside investors(or even the friends and family people you do not know of your friends and family) they can talk about the job you did and have the beginnings of a track record.

If you have a team, portfolio and track record then you send them information on that but that’s about it.

I believe you're on the right track. 

It's a tough lesson but alternatives would be hard money or private money for two years until you get two years of tax returns filed where you've actually proven you can make more via commission and then get traditional financing. 

I can only recommend to ask sponsors for their track records.

I know if I stay on track, focused, determined, I can buy 1 or 2 rental properties a year.