@Kendall ButlerYou don't have to invest in your local market, also there are different ways to invest (rentals, private lending, multi-family syndications, self-storage and mobile home parks, etc).

I'm okay with leaving my comfort zone to break into the next level, so I had this crazy idea to build a tiny home or ADU in the back, but the numbers just didn't make sense - until I discovered the park model mobile home, basically a manufactured home that stays on it's wheels instead of getting placed onto a foundation.

The exception may be for mobile homes, which are licensed differently, but are also only allowed in areas zoned for mobile homes.

Do any of you have any experience with purchasing mobile homes/container homes and installing on site?

Try mixed use buildings(can be financed with FHA loans), try small mobile home parks, small commercial, maybe even land or office.

Hello James,I would encourage you to contact a local manufactured/mobile home park or manufacturer to see what recommendations they can give you as they would have direct knowledge.

Getting 25% down and 4.0% rate seems optimistic for the tenant base you are describing.That's more for Aspen Dental, T-mobile, Starbucks with brand new 10 year leases and strong guarantor companies.

If you’re looking for steadier hours, you could look into becoming a real estate appraiser, being a mobile notary, or working at a title company.Hope this helps!

I called the mobile home community and ask if any homes were available under $5,000.00.

There is currently only 1 mobile home on the property.