I know this market has been really hot, so definitely hasn't been the easiest in finding something.

I have been in for 19 and half years. 

One of your best options is to find a duplex, live in half and rent the other half. 

Now , most investors would have had the land under contract contingent on a feasiblity study to see if the project was even allowed .the easiest way to describe campers is   Rednecks with money , blue collar that make killer money . they have their family , their dog , and they work hard and play hard .  

The effort is enough that PMs in my market charge half a month's rent for the effort (our average rents are ~$2,500, so the PM is charging ~$1250 to place a tenant). 

We have half dozen buy and holds in Memphis, all purchased for in the $30k range or under.

hey i am under contract on my first investment property, currently a 4/2 & 2/1 4600sqft duplex with a pretty easy conversion to 2/1, 2/1, 2/1 triplex.my wife and i are going to live in the bigger half and rent the smaller unit to take a chunk out of the mortgage.a family friend is fronting us the cash for the sale so we can close before the holidays, but i am taking out a mortgage to pay them back and using my existing HELOC for the down payment. i paid $120k cash for my house in VT in 2015, and in covid crazy times it was appraised at $180k for the HELOC. we are keeping the VT house, maybe airbnb or just rent long term.

Could I add that to my 500-600 material participation hours to be over the 1000 hours I need to be over my W2 job that I had the first half of the year? 

Because reinvesting all of the proceeds is only half of the requirement. 

So if the cost now is $150,000 and in 12 months when you go to get it refinanced so you can buy her out you have it reappraised they say the value is now $170,000 you would owe her half the increased value of $20,000 so she would get $10,000.