Also I won't be able to do work on any units myself, without contracting it out.Financing:Use the ~$200+ for down payment:  A) There's some guys on the market place advertising low 3% fixed 30+ for a single property $1mil loan value --Seems too good to be true?

I see a lot of advertisements from brokers who seem to have these great programs, but then I see that they don't lend at all in California.

Any action that you take as a result of information, analysis, or advertisement on this site is ultimately your responsibility.

Within Seattle city limits, I think the cheapest I've seen was a 1BR/1BA condo advertised at $100K with HOA dues around $400/month.Regardless however, I wish you luck on your search, you should definitely stay active on BP if you move the area and jump into the REI market to connect with other investors.

Now we want to sell the doublewide off our original land but retain the land (we have a micro-ranch raising a few head of a cattle) but we are hearing that no one will finance a used mobile home so we aren't sure what the best options are for advertising the house to sell. 

You probably have 2 choices, if you don't want to involve your parents. 1)  sit tight for a bit and double your savings. 2)  invest the money in advertising for great deals, and use wholesaling to fund your first purchase. 

LOLIf your rents were a bit lower and somewhat comparable, seems the advertising efforts of the large project would drive plenty of people past your for rent sign.

They never advertise and it's known through word of mouth/local grapevine. 

You can advertise it as "coming soon". 

@Corey Dutton  I also like the ones that advertise they will do loans from 50k to 50 million...