Unfortunately, for investment properties that you are not occupying, there will be no easy way around the 25% down payment.

It sounds like the issue is that your current duplex was purchased with an owner occupied FHA loan.

I am purchasing a mobile home park 5.5 acres with 7 occupied slips in place, sewer septic, and well water.

It’s currently a FHA, so if I refi to a conventional I was told it would be higher interest due to non owner occupied.

i am learning alot as i am only 23 and became a landlord right off the bat as it was occupied when i purchased, i had absolutely no idea what i was doing and i just jumped in and so far so good.

Numbers are below:Discounted purchase price: $182,000Rent: $2,600  ($660 and $660 for occupied units, projecting at least $640 for each vacant unit)Mortgage: $623Property taxes: $231Insurance: $171Property Management 9%: $234Reserves 20% (repairs, CapEx, vacancies): $520Trash bill: $50 (tenants pay all other utilities)Cash Flow: $771Down payment: $45,500Closing costs: $8,000 (verified)Repairs: $40,000Total cash invested: $93,500Cash on cash return: 10%.My goal with this property is long-term hold for cash flow.

The appraiser won't care if it is occupied or not.  

The tools have these separate and I wanted to know what the difference wasOnce these properties are complete and occupied, I was thinking of possibly doing an out of state deal. 

I'm fairly sure that landlords are able to give notice to evict if their intent is to sell, however the California legislature has added the caveat that the buyer must occupy and not use as a rental.

Not sure which state you are in, but in California, if you are owner occupied in one, you can have a junior ADU in addition to the Additional unit even in the R-1 zone.