I just retired from the military, and REI (specifically MHP's) is now one of the main things I am focused on as I move forward in my life.

My market timing has never been fantastic and, it seems, my move into real estate is no different LOL!

I would not count on property in this area dropping, there are too many people moving here every day. 

Separately, lots of AHJs in CA are banning the building of new gas stations.

Again im not sure if it could be the lender, a mortgage loan officer, do they work together, or do i hire them separately?

Welcome to the area.We moved here from CA when my father started his fight with cancer in 2020, which he lost in less than a year. 

Finally, and also important: are you moving in?

If not, it is worth exploring an S-Corp, which would partially shield you from some self employment taxes while also providing a greater base of wages to take a 199A deduction. 199A might go away in 2026, so maybe don't make any radical moves just for the next 2 years unless the tax savings will be substantial. 

When you're ready, you can move into a new place and rent out the unit you were living in.

The goalposts have moved.