I am currently focusing on mobile home parks (30+ pads) in the greater Atlanta metro for a number of reasons, most of which are explained very well in this BP blog post.

My poor fingers got tired of typing the same thing over and over, so I put my tips and tricks in a blog post.

She specializes in this area and has written on this topic extensively for the BP blog.

I'm thinking of putting 20% down on a home (will likely need to leverage some of the equity we have in our current home, either through a HELOC, cash-out REFI, or just selling the house altogether...) that would provide modest positive cash flow out of the gate while allowing us to get our foot in the door of the Hawaii market at current prices rather than higher purchase prices that I assume will exist a few years from now.

Here's a blog post I wrote about why: 5 Reasons Why I Love Section 8 Rental Properties

I'd like to move into the home, extracting equity at the sale, spending a modest some on renovation (less than 20K), and use the remaining capital to invest in other BRRR ventures.Because I have shaky credit (no late payments or defaults, but debt-to-income that's too high with 30% credit utilization), I cannot get anyone to offer me a loan.

However my w2 income in the mid 100 range i am unsure if i am shopping outside of my reach.I currently own a duplex in WLA with modest cash flow and about 450k in equity.  

@Tairsa Mathews I actually just published a blog about this topic today.

That'll be debt coverage ration which usually needs to be >1.25.Best thing is to call a mort broker and ask for a couple of minutes - Way better than blog posts no matter how helpful they want to be.

If you haven't considered an full initial analysis of a rental, take a look at my blog post from a while back explaining how I go about it:https://www.biggerpockets.com/blogs/6815/45137-my-...Hope that helps!