I spent years there in Jackson did probably 1000 flip loans to locals and owned at one time 200 sfrs..

I see little benefit in the FHA as an option as long as the 5% conventional loans are available now.  

I would get a bridge loan to acquire the property if it needs to be rehabbed and/or closed quickly.

@Craig Holland Land is often sold with owner financing, in part because buyers have a hard time financing it, and in part because buyers often only need a short time before they can build on the land and refinance out of the seller loan. 

You don’t have to pay $20k+ to learn to broker loans. 

Like I mentioned to Eliott, I'm very young and I can't get a loan.

FHA loans follow very strict guidelines when it comes to property condition.

My original plan was to find a 4 plex in california buy using fha loan, move out after the first year and generate cash flow and appreciation, but after looking at properties it became clear to me that’s not possible with todays market and interest rates.

If you are looking to buy in PA, its possible you can qualify for PHA KFIT program that gives you a 5% closing cost forgivable loan.

Hard money loan that covered 100% of rehab and 90% of purchase.