You could do an exchange and buy two new investment properties and after a while convert one of them into your new primary residence so you'd have both a primary residence and a rental.  

That is speculating and not investing.Numbers work going in and the rest is icing on the cake if it happens and if not you hit your goals anyway.It seems the primary reason you are buying is for a home for the family to live in so the investment portion seems like a much less important detail than the emotional component from what you have said so far.Maybe just view this property as a happy family home purchase and then if you like the area once you live there look around for properties where you buy just off of investment from the additional cash flow with the low mortgage payment.

In order to protect your position, you would want to record that MLO - won't you?

Regarding your comment about "owning a park", I absolutely agree it isn't easy and far too many people get into an ownership position thinking it is.

Most agents are thinking retail price for primary residence when setting a sale price.

You are just not getting private money for anything deemed as primary residence to you.

Prefer properties that can expect positive cash flow from start and do not depend on sale to provide the return.

@Justin Turner - you will need to ask the seller if they will take 2nd lien position since you don't have a 50% down payment.  

However, if the market is hot and you are not in a position to develop you may have given the deal to the developer.  

If they have an equity position in the property than 50/50 is what I've heard thrown around as being the norm.