@Guenevere F. you're going to need 20-25% down to get a mortgage.If you target $100k, that won't leave you any funds for closing cost, maintenance or emergency reserves.You could try targeting around $80k, but the $16k-$20k down payment would still not leave you with enough.If you buy under $80k, you're probably buying such a low-end property that it is unlikely to meet your performance expectations.

But I only paid for once, didn't pay for other rental.

We have found that setting our expectations about what we want is helpful (financial performance, level of renovation we can handle, forced equity opportunities, number of bedrooms, etc) and then waiting for a deal to materialize. 

As for properly collateralized performing notes in Vegas I think those are quite safe.

Proceeds could be reinvested in better-performing assets across multiple doors.Our goal is to build appreciation over cash flow, acquiring 1-4 doors/year to allow my wife to retire by 50.

Not performing the first couple of weeks..

MF can only be sold to an investor and it’s based off its performance.

From my experience sometimes the best rates and terms come at the expense of harder underwriting, longer wait times, and sometimes a waste of time (because they can't perform). 

But I do have the knowledge, and the tools to perform those tasks.

The comps that do exist seem to be performing at a high-levelMarket Overvaluation?