This profession can be tough, especially when starting out for reasons mentioned above, but it is also extremely rewarding, fun, and allows you the freedom to live life the way that you want to live it rather than sitting in a cubicle being yelled at by 4 different bosses about a deadline.  

Out-of-state investing can be rewarding with the right approach.

Older mobile homes, if maintained properly, have a certain kitschy charm that some would find appealing.

Or else, you are collect properties and incurring risks without reward.

But no reward. 

There’s numbers on a piece of paper that put seller financing in a great light.And then there’s the reality of seller financing being a bet on the buyer managing and maintaining a property well for years or decades while you still have skin in the game.And a bet that the value doesn’t decline by more than the balance of the debt.And a bet that the higher “price” received because of seller financing doesn’t come with opportunity cost in the form of being able to spend or invest the liquidity day 1.And the fact that buyers with seller financing always want better terms than a bank would give them, which is real economics that sellers are far less equipped than banks to estimate risk/reward on.Seller financing is relatively rare.

Bigger risk, bigger reward - but only from a Cash flow perspective.Typically as Sebastian said these are D class or C class at best.While you might be getting a better return on cash flow you are not investing, you are buying a business.

Identifying a d purchasing properties that are undervalued due to under market rents caused by owners with a lower purchase basis that are terrified of losing tenants and raising rents, will definitely provide you with immediate upside appreciation when adjusting rents to market rates as well as covering all your holding costs and a cash flow reward every month. 

Everyone, myself included, are charmed by tiny houses, but they really only serve a specific purpose for a very small segment of the housing market.  

Of course, it could be that every one of my properties is priced below market (I don't believe this to be the case) or I'm just so charming and charismatic that appraisers can't bear to let me down (I know for certain that this isn't the case :D).It's also possible that my market is different than other markets or that appraisers in my market are different than other appraisers.