Or asked about portfolio lending? 

@Jaron Walling you can take a loan of up to 50k against your 401k and you have to pay it back within 5 years at 1-2 points above prime lending rate.

@David Taylor I would suggest having one lender as a backup in your home town (proximity to you) that can lend to all markets you're looking into just IN CASE you cannot find a local (proximity to the property) lender.

I could also move on to multi family so that more units are acquired per transaction but wonder how much of a different beast it is than SFH and if I'd have to start competing with institutions and folks who invest full time, are better resourced, and have creative financing options that I'm unaware of and/or are inaccessible to me.Thanks for making it all the way to the end!

If you can develop a relationship with a community bank or credit union they are more likely to be flexible on their lending requirements.

My biggest concern, however, is how that payment impacts my DTI and ability to get lending going forward. 

So in theory, a short term lender (Hard Money for example) should lend you 75% of the ARV on the property. 

I have one bank that I've worked with for years that will basically lend me what ever I need on a 15 year loan 20%down payment. 

Texas has many, many community banks.You could also call a couple of the mobile home manufacturers, as if you were trying to buy a new unit, and ask them if they know what lenders in your state or region are comfortable lending on mobile homes?

I have a couple possible cosigners lined up, but haven’t found the right lender who will lend to me.