Your CAP rate will be dangerously inaccurate if you calculate expenses incorrectly so let's break those down.Utility Set-up- As an overview you need to know the difference  between city-provided utilities and onsite such as Septic Tanks with Leech fields, lagoons, Wells, EtcGetting more specific what utilities are maintained by the community, paid by the community vs the tenants.I will give you a quick example, I own a park with a bunch of multifamily manufactured units of which I pay the electricity bill.

Even the largest owners of real estate in the country don’t do this, and they try and squeeze every penny That would be instructive if the largest real estate owners in the country don't do this.

Yes, there are instructions on how to complete the form. 

Does anyone have any recommendations for financing a property that consists of a single family home, a self storage unit and a manufactured home?

Close to CA, tech and manufacturing job growth, 4th lowest property taxes that don't reassess on the sale, and no state income tax. 

Which means that lenders don’t have much say in these loans – they have to follow the rules they are instructed to follow.Portfolio - I'll define these loans as loans that come from the bank's own "portfolio" of money.

I keep house instruction on every fridge of my 24 or so STRs. 

@Dave Sofio HUBZU, just like every other REO auctions site, takes their instructions from the bank owning the property.

As far as I know and absent instructions from the seller to the contrary, I believe that the requirement to present all offers is universal in the USA.Some of the other practices you're describing are abhorrent and most likely violate state law and NAR's Code of Ethics, which apply only to NAR members - but most of those COE guidelines will be reproduced in state law.Bribing an agent with Amazon gift cards? 

My recommendation is to focus on Stick-Built, Brick & Mortar property versus Mobile/Manufactured, main reasons; 1) Investor appetite, 2) Appreciation factor, 3) Re-sell value, 4) Future buyer/investor appetite.