I turned my attention to str loans and rental arbitrage but I’m not in a lucrative area (Sacramento) when it comes to that + my experience is limited there so I’m sort of struggling with which direction to turn...I also am a bit torn on whether or not I should focus my attention on changing my W2 job to something with a higher income, or on making more money as a real estate agent (I joined a brokerage in November!).

Basically only limited to Worcester county due to both our full time jobs.

My buying reasons were: Positives:Out of 59 lots, 36 lots had mobile homes ( from 1980’s) but only 18 were occupied.Area is within city limit, close to a gas station, dollar general, church, bus station.

A problem is, without good cash flow you reach your DTI limit and can't qualify to refinance your equity out of those appreciated properties. 

Your collective rights have limits on what you can do the longer it continues.

It's going to be hard to dive in without wanting to relocate yourself and limited funds flying solo.

For ADU's - I've seen older posts on them being attributed limited value despite the additional sqft, bedrooms, bathrooms, etc. they add to the property, but the methodology seems to be geography specific.

I have thought about making him just a limited partner and telling him he will get a 8% return yearly on his money.

The loan loan limit for FHA in Richland County for a 2 unit is $538,650, I am not super familiar with the market in Columbia but with a quick look on Zillow I saw a couple of Duplex's well within that price range.Best of Luck!

For instance I know of a portfolio program that allows a non-occupying cosigner on a duplex with 10% down offered in a limited footprint of states.