Attending local meetups, analyzing deals regularly, and continuing education would position you for long-term growth.Good luck!

Big military base and probably lots of border trade if that continues.

I would proffer that though that no one is building NEW mobile home parks with some exceptions for long term RV parks which continue to be developed. 

I do not see any of those scenarios as likely and therefore see poor/negative cash flow at max LTV refi continuing for some time.  

Investing in your education through reputable sources, even if you don’t go for high-priced mentorships, can lead to better long-term success in the real estate market.Engaging with local real estate investment groups or seeking out affordable continuing education programs can be great starting points.The road to success does not have a shortcut.... 

I think I would continue focusing on getting rid of debt and saving.

Also do you plan on continuing to use the PM? 

 I'm not opposed to subject to, but my fear is whoever I am taking over the existing mortgage from will not continue making the payments.You make the payments.

Continuous participation.This is great if you are talking about an SMB with effectively connected Real Estate.Note rental activity is considered passive unless you meet the RE Pro threshold of 750 hours and more than 1/2 your time.This is the conundrum for passive real estate investors.If you have a full-time job or a large, time-consuming business it can be difficult or impossible to qualify.A huge loss from depreciation if you have one LP investment isn’t going to do anything for you.

So, you will almost inevitably have to pay certain fees, like insurance, licensing fees, and continuing education fees.