I think most of those properties are going to be in the 200-300 range.  

@Sam CollinsYou may want to reach out to @Michael Plaks who is based out of Houston.Texas is one of the unique states that require the filing of an LLC Franchise tax return even if the LLC is a single member LLC.This filing obligation is not known by many outside of Texas.Best of luck to with your choice.

The new boat payment would fall somewhere in the $400-$500/month range, bumping me to around 35%. 

I could probably find a cheaper area but duplexes where I'm looking are in the $150-$200k price range and it's been a steady market for a very long time. 

The market is very unique here to say the very least.

I've run into difficulty finding a lender that will do a cash-out refi due to the mobile homes and was hoping to tap into the BP pool of resources, if any of you know of or have used a lender that I can contact for this unique type of loan. 

The only commercial level appliance I have is a 36” range, it’s kind of hard to justify having anything else in a regular home.

I've been in the financial industry for over 9 years ranging from retail and community banking to commercial real estate and small business lending through the SBA.

The homes that I an acquiring are in the 3-4 bed and 1,200-1,600 sq ft range.

Added value to this deal by updating the countertops in the kitchen, new fridge and range hood, new paint on the cabinets, fixed and cleaned single pane windows.