@Adam Hollandsworth The great thing about real estate is that there are no rules on how or when to get started, all it takes is motivation and coordination with your team (bank, realtor, etc) to close on a deal.

Perhaps I can hire local MH dealer to sell the home, a RMLO to do what they need to do to stay compliant with Dodd-Frank & SAFE Act and still finance the sale to grow my smaller investment? 

There is a property for sale for 65k but in the property description it says that in order to buy that house you must buy another property for 45k, which is right next to each other.

We also ended up selling it as a for sale by owner with both parties which kept an additional $30k plus in our pockets.Lots of people we talk to think that we we're lucky and maybe we were on a few things like selling without an agent but I still think that you can put in more money to get more money out.

Get sales and rent comps to stop the guess work and gain clarity.

I might just coordinate my own and throw a grilled cheese party. 

That is only applicable to primary and personal use properties.The 10k is specific to real estate , sales, personal property tax and state taxes.

Purchase price: $210,000 Cash invested: $190,000 Sale price: $490,000 Full gut, new roof, repaved driveway, etc.

The expected sale price is $150k which is a nice home for the area.  

For example, in 2016, I sold one of my rental townhouses (with mortgage and lot of appreciation) in the bay area and ended with 650k in cash from the sale.