However, rents are low in my area, and wouldn't cover my current mortgage.

Construction Loans:HELOC's are great for their low interest rate.

A comparable park I analyzed last week has a similar well/septic combo had an actual septic expense of $1,200 (this is low). 

The low down VA loan is a way to enter the high priced San Diego RE market without a lot of money.I am neither a veteran or a mortgage broker but believe the following to be a good path for those who have a VA loan option:The VA loan is for owner occupied purchases but can be used to purchase up to a quad (up to a 4 unit property).I recommend new investors start with a detached duplex. 

Some basic, low cost landlord self study will help you sleep soundly and get a check in the mail (or in your account electronically) every month....Even the classic Landlording by Leigh Robinson is in most libraries (free) or used bookstores for a couple of bucks.Best of luck!

Some may think those are low standards though :D

Sometimes the low cost properties are low cost for a reason.

In preparation for the bad times, I like to have good cash flowing properties that I would have no problem lowing the rents if needed.  

I’m currently reading Brandon Turners book on investing with low or no money down.

Surely removing a homestead exemption won't cause that unless (1) property tax rates are through the roof and (2) home valuation is extremely low.