Then, use that cash to fund your reserves and to obtain a secured credit card to increase your credit score.

Located next to a newer Walgreens, Ruby Tuesday and popular liquor store with an Applebees, Outback Steakhouse and Starbucks nearby.I was being what I feel is conservative and estimating $7,000/yr for repairs and another $10,000/yr for CapEx, plus $2,000/yr for snow/lawn care and 8% vacancy allowance or $8,200/yr.Any advice, tips or suggestions would be greatly appreciated!

In OKC that could get you a solid cash flowing rental and you could hold on to some for reserves.. but it looks like areas just outside of what you were hoping for might work out as well! 

I can’t find any and the specialty stores are saying someone came in and bought the 20pack boxes to resell (probably online to China or selfish hoarders).

You will need reserves for foreseen and unforeseen issues, so go lower monthly cost option.If you want to pay it down, that is always an option, but the 30 yr loan gives you more flexibility.

It would be easier to have a larger park with more income..If your thinking about it make sure you have the proper reserves or insurance.. and make sure you dont cheap on your due diligence on evaluating the well and septics and know the replacement costs including replacing the pumps.. and how frequent the well needs to be monitored to abide by EPA standards.. 

In fact, you can probably find entire towns where you can reserve every house in the town for $1.

(I've got about $35k for a downpayment and around $10k in reserves).

You should at least learn base fundamentals of income statement, cash flow analysis, due diligence, forming a team,  opening a business account, structuring an entity, real basic stuffI didn't even mention any commercial real estate fundamentals yet..But instead jump into commercial underwriting, figuring out market cap rates that are not black and white, hiring and managing full time employees, understanding lot sizes, values, calculating NOI, cap ex Reserves, Make sure your holding someone's hand.. 

., each tenant, lease info, store documents, and watch cash flow or P&L at a glance.