But in analyzing the numbers, my market it looks like I can pick up land for 35-45k, moving cost 15k, purchase of an older home and rehab 50k.

Maybe someone else can chime in on what those costs could be now. 

I purchased for 136k and seller paid my closing costs.

Your dedication to optimizing your assets is commendable, and it's essential to explore options that align with your goals.Each of the options you've outlined presents opportunities to leverage your resources effectively.

I don’t doubt that coaching is worth it to scale up quickly but might be good to do a lower cost options and buy a duplex or two at a minimum if you haven’t done so already.

Competition is high and operation cost is high .My property is in California, so wanted to get ideas from owners who were in my shoes.Any suggestions appreciated.Thanks.

This could be rent collection, filling vacancies etc etcBeing a savvy Operator coupled with Seller Financing removed 99% of your barriers and allows you to repeat it over and over again.Recap:Learn to operate communities at an effective level.Learn creative financing to lower the barriers of entry and increase ROI.

There is many unnecessary structures that have a lot of cost associated with them.

This quick and profitable transaction highlighted our effective investment strategy and strong partnership with Fred.

I'm cautious about flips given the materials cost in Hawaii, but trying to manage it from the mainland where I currently live (though i'm considering moving to Hawaii to live in a multi-unit I may own).