I think a duplex or small multi-family would be a great way to start off due to the benefits you had mentioned, as well as the smaller down payment.

I think cutting expenses as mentioned would be a great way to efficiently save for a down payment on the house.

I was offered a lease option on one my properties recently and for essentially all the reasons you just mentioned, I declined.

it takes time to establish credit, and age of accounts is important.I agree with @Andrew Syrios something else might be hurting your score, it's not the student debt, unless you missed some payments.Maurice

Thanks for the mention @Melvin List. 

As I mentioned in my previous letter, I look forward to continuing to maintain your address with the same pride and quality that <prev owner> has taken in it over the past 19 years.We are hereby cancelling your existing month-to-month tenancy effective <date with proper notice>.

I noticed that you mentioned using a HELOC on your primary residence to fund this purchase.

@Michael Bacile  As mentioned above, get pre-approved with a lender in your state, and get an accurate rate quote for your situation. 

Manufactured Housing Dealer licenseEach state is different but being that California is California and is know as one of the most heavily restricted states not to mention so left wing tenant friendly states, it wouldn't surprise me in the least if there is all kinds of regulation against what your trying to do.

As I mentioned I’m just getting started so any and all information is very helpful.