If you still have time you could rent it for a year, pay down the principle and then sell it for more than 55k if it keeps appreciating.That's another factor, is it in an appreciating or depreciating neighborhood?

Aside from that They make these in a day and drive them to the location in pieces .

Instead of "driving for dollars" or "bird dogging" to find deals, what I do is have the DEALS FIND ME.How so?

The other day, I was driving to MIL's house to drop off the kiddies, and there it was...the worst house in the best neighborhood that you always hear about. 

Both are great programs and your overall credit profile would be a large driving factor as to the better fitting program. 

I live in Burlington Washington but am willing to drive to meet people. 

Drive around the area and you’ll see that Builders are no longer building anymore.

Not just drive by. 

They did a drive by appraisal(realtor opinion) and that was it.  

I was listening to someone on Youtube talk about their favorite investment rental, and they mentioned that they heard a Walmart was moving in up the road, which was a big factor in them buying.