Think of a mechanic that is telling you to buy Car Model A over Car Model B... they are the ones in a position to know that Car Model B breaks down all the time, based on what they see rolling (or being towed) into their shop. 

like buying a 1st position note, but you're buying it from the government? 

I did managed to get 1 mortgage company to offer me a loan, but they quoted me 6%+ on the loan.So an option i have been thinking to do is just place all 5 properties up for sale, because if i can sell them all i would walk away with around 285k in positive equity based on current market vales on all of them, then 1031 exchange into something local since im not longer in the military.

We don't plan on using the same business entity for our rental business.I asked them about portfolio lending and she got back to me with some responses that are positive but now I'm feeling kind of LOST because I'm still in the baby stages.

Keep in mind that if your buyer is also going to be taking out another loan to cover all or some of his portion of the payment of the balance to you, the lending institution is going to want you to take a subordinate position to their first-lien note. 

I was thinking more southern states that have lower maintainence(no snow to plow).

I want to ensure it's maintained properly without tenants fighting over it.

"Starting with nothing or very little is possible but Very hard. on the positive side you will find a strong network of Baltimore area investors here on BP and there are lots of investor groups in the area to network with other investors in person.

You'll maintain your tax free gain if you stay under the 3yr mark. 

I would recommend 1) positioning yourself in ready to buy position 2) contacting other commercial brokers in your area to get on a buyer list (make it known that you are financially ready to purchase) 3) research MHP owners and contact them directly 4) go to local MHP association meetings to network