Have a bit of personal debt I hope to get rid of by July. 2) Salary will jump up to 350-550k/yr next July (I'm a professional)3) Looking to get into real estate to create passive income.

The other big variable is using the new income once stabilized as well as the new value.

.- One commercial bank I've spoken with will bundle all three properties into one loan, however will no approve me due to debt to income ratio; I have a mortgage in my name for my father in laws house (he pays mortgage and resides there) so they see the debt but no rental income.- Hard money will do the loan but with rates at above 8% with sizeable origination fees and significant pre-payment penalties.I was hoping some of you seasoned folks could help me figure out some creative financing solutions for this little conundrum. :)

No management company is an expert with low end renters.

It's grossing about 5k right now, operating income about 3k. 

Any ideas Choose cities in safe and economically diversified areas with above-average income and population growth.

Anywhere you have low lying areas close to water you're going to have an added carrying cost for flood insurance (unless 100% equity).  

The Zillow estimated rental income is around $800.

In NJ, margins are fairly low.

Dorsey, I'm located in Jacksonville also and considering the mobile home market for rental income.