They've  done work for me on manufactured, modular and site built for me. for the last 5 years 

A good place to start is with population trends over the last few years, future development permits and building plans that are in the works. 

I do less laundry, I rarely wash dishes because I never cook to create dishes, My showers last 5 minutes and my son is bathed every 3 days.

Unfortunately nothing has been listed since my last purchase 9/1/2023.

I think you answered your question with your last statement- "I still struggle with paying rent and not building any equity".   

you'd better be paying credit cards and bills at just about the very last day of your float time. 

Last year, my taxable income was like 7K.

Since 6 pm last night up to 4 am multiple guests came and went and there are 6 cars in the driveway up to this morning.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620, many blemishes, but should have no evictions in last 2 years.

Before i left, i left the last of my savings with my tenant, a long term friend (15 years) that rented from me for 5 years. my thought was with the 5 grand , he would have a nicer place to live and i would be able to maximize my appraisal and house hack a mutiunit.