(I find lots of properties using a technique that I’ve used many times over the years.)

@Mario BellaviaMario when I said finance the investment I meant using a bank loan to purchase the property right out of the gate. 

I wasn't using a broker in these two negotiations, which as @Russell Brazil mentioned, may be something I need to consider (will elaborate more on that below).

The only financing we have been able to secure for a manufactured home that has been moved multiple times was using a VA loan.

I've seen typical numbers of 1%-2% higher than your current rate.So unless there is something I am completely missing I don't subscribe to using a HELOC for anything long term. 

A good strategy for veterans using a VA loan is to "house hack" - bring in roommates or tenants to significantly reduce your monthly obligation to the mortage.For example, I have a client right now who's still in college and interested in getting started in real estate.

Rochester is three hours south so I am using a local PM to handle the property for now.

I’ve been working on a flip in WA state for the last few months, and have been using a GC for it.

That's the way to get a new clock for depreciation using a 1031. 

@Vishwas He No, using a POA to acquire the property won't affect a subsequent sale.Interesting that your lender has no issue with that arrangement.