Our farm animals were left with no food in the dead of winter. 

Much less competition in these areas, more distressed properties/sellers, higher % spreads in between Acquisition Cost / ARV, and less capital intensive overall to name just a few reasons.HMLs can be helpful for Acquisition but depending on the price of the property, the fees can eat up much of your profit, especially if there's not much "meat on the bones".

You can get in the market with less money, could have more time to do a Reno/ make updates and force appreciation, and someone else is helping cover your mortgage.Growing up my dad would ask me “how do you eat an elephant?”  

If your reno is longer than a couple months the carrying costs will eat up that gross profit.

You can likely find a distressed property here in Houston in a good area with $80k-$100k out of pocket and fully funded by HML for the other % & rehab, then maybe keep some of the money in the house and have it more cash flow oriented or take all out and eat the little OTM play.

It's like expecting a wild animal to not act so wild.I know I didn't tell you what you wanted to hear but I at least wanted to respond and validate your concerns.  

MHP's are their own animal within the multifamily space. 

d) set mouse traps and check them often (not a set it and forget it option and dead animals can stink, hard to check traps in a crawlspace regularly no?)

Properties I looked at in Gulf Shores managed by Vacassa and others had severe deferred maintenance which has to eat into revenue due to lower occupancy, pricing and refunds.4.

I'm glad to hear you've had success, though I think tax liens and tax deeds are different animals.