Soon closing on a property property cost $458k and the closing cost is really high we are doing FHA mortgage they are charging 2% of the loan plus application fee and mortgage insurance on closing for the amount of $7k and plus monthly mortgage insurance... in 2020 there was not just a thing 2% of the loan on mortgage origination loan fee! 

Lately I have found some excellent small business contractors that do great work without the high overhead.  

The last auction of treasuries also saw Russia and China buying less US debt and investor optimism is not high, and bids were like 50bps greater.

I am more focused on equity growth though, so I would like to purchase a “value add”  in a great area with a high chance of appreciation.

They will have a better idea as it isn't just how much you make, but how much debt you have and how much you've saved up for a down payment.Prices in Vancouver are extremely high, so I'd skip it. 

Unfortunately, it's highly unlikely a standard home/rental policy will cover flood or landslide. 

(granted, the land was 50% of that... but the investor walked away with a nice 6 figure profit and never had to pick up a single hammer)As a reference, I made my living as an RVP/General Manager for one of the largest Manufactured and Modular home companies in Florida and specialized in both high end modulars as well as "Mobile Home Park" turn-arounds.

@Jack B.Tax planning for an orderly disposal can be fun and highly recommend you work with your team on this.  

Or maybe it's to help highly optimized properties justify a higher ADR and therefore higher fees?

I would try a local commercial bank, you might be able to get in the high 7s for a full doc commercial loan.