For me, I'm investing in B/C areas, slightly older areas, still safe, good/ok schools, but not as upscale/trendy as other places.

That being said, if I moved out I would cash flow $500 to $700 a month depending on the season from that one deal.

I would love to meet other inverstors new and seasoned for advice, guidance and / or partnership on deals.

Don't think on it overnight any more, just do it within the hour because that's how he wants to play the game and it'll take like a week if you keep sleeping on it.Baby boomers and older often want to play this game with me on interest rate too."

You can also go hard money or private money if you don't have cash and purchase a property that has a decent amount of equity, and rate and term refinance the loan without any seasoning.

As soon as the property is in livable condition you can then rate and term the HML without any seasoning requirements as long as the LTV is supported.

Yes, I am aware I can hire an accountant; yes I am aware that I could switch to the older version of Quickbooks.

Older buyers getting into the "dream house" tend to stay for a bit.  

You can get into the loan at the killer PMI premium, even that long I'd suggest 10% down, then after you improve the property and the loan/title is seasoned (2 years is not a problem) you can refi, no cash out basis at 80% without PMI or 75/70 LTV cash out still without PMI.

Anyway we couldn't seem so get a bank interested in financing (they all kept saying they either would not finance existing manufactured homes or they would not finance any older than 1995, I discussed this with the agent handling the property and he said he discussed this with the man who holds the title (the property is now owned by an estate) and he agreed to carry it if we could put 13 down at 5-6 percent interest.