I would design a home for each site (five unique but similar homes, not five cookie cutters or copies), line up my construction pricing and then market each home for sale pre-construction.

Now if you are just building cookie-cutter modular homes, it probably doesn't matter as much.

I've seen REI arrested (but served no time) in courthouse rigging scams, but this doesn't seem to be one. 

The house is in a medium density zone and there are a few cookie cutter duplexes down the street that look recently built.Now that you have a little background, does anyone have experience with making this kind of transformation?

I would think Reg A would be over kill for doing a MF deal.I know a few folks that did REg A but those are for Lending funds.. and they were expensive to put together like 50 to 75k each.compared to the cookie cutter B and C which can be 10 to 20k max.. ???

Is there a cookie cutter form  or contract that sets up the private finance deal and tax requirements? 

In the suburbs where the communities are well planned, and the houses are cookie cutter houses, its a no brainer. 

It is a good "cookie-cutter" area to rent houses that are somewhat newer, but the competition to pick a house up is very high in the area and often overpriced.

Not sure theres really a "cookie cutter" agreement since each scenario is unique.Good luck and keep us posted! 

With any cookie cutter lease anywhere, make sure you come up with a strong lease addendum to include your property rules and fee schedule.