My goal is to focus on loan pay down and not so much cash flow income as I already have a stable income. 

A 3/2 manufactured doublewide came across my inbox earlier today. It's roughly 1200ft2 on 0.50 acre, built in 2000. The asking price is $105k with a $3k roofing allowance and it's rented through 2018 for $1,100/month....

Returns have been stable at 10% distributions and all my properties are projected to double my money in 3 years.  

I will take REAL assets that produce stable cash flow over equities I have no control over any day of the week.

(I fantasize constantly about buying a tiny home on wheels and roaming the country.)Still, I have a burning desire to invest in real estate as a means of securing financial stability and a stable cash flow for myself.

It is in a good school district and has stable tenants.

It will all come together and you can then begin down the path to investment.Real estate investing is not a path out of your present situation it is a path to slow building of wealth once you are a stable income earner.  

You mentioned that stability is what you crave so you could do the house hack of buy hold live and keep repeating that process over and over again, but I do not think you would find that very stable for you or for your son and that regard you right to think about having that stability locked away in a bank, but do not be afraid to risk a little of that capital to start just figure out what your comfort level is and work from there, and of course do not be afraid to reach out.

Many are invested in very conservative investments, which are stable, but are unlikely to appreciate a lot in value.  

It's not section 8 and the applicant has great credit, stable job, but he does have a small older dog, for which I require a pet deposit.