I recently came across 1 acre asking for 314k in a very good residential and growing location, so the current owner has added 4 manufactured homes with 4 electrical meters, 4 septic tanks and only 1 water meter for all 4 homes, the homes are sitting on partial slab and partial pier & beam, he also added 2 storage sheds approx. 380sqft with the intention to make them ADUs they are still only the shell so I would have to get those ready to live in, so currently the 4 manufactured homes are being rented and bringing in 2800k a month, 3 of the homes are needing some TLC which could increment rents and possibly get me at 3600k a month, also being a 1ac lot this still leaves about 12,000sqft of raw land where you could build etc.So that is on the good side now the things I did not like so much, the lay out is poorly executed to where it makes it looked crammed up and not professional but it could be fixed.Another is that in reality there is only 4 livable units so that qualifies under a conventional loan but since they're are 6 units on the property the banks are wanting to take it as a commercial so we would have to move out the 2 storage sheds out in order to close as conventional.Another concern, technically you are only allowed to have one manufactured house or single wide in your property according to what I know but I know it could change according to zoning which I will investigate, so my question is has all this been accounted for and if so how can I verify it so it wont leave me in a bind further down the road, I currently asked my agent for the appraisal of the property to see if that might verify.Any recommendations?

Quote from @Christina Weaver: Hi, @Steven Hamilton II  my husband and I live in California, a community property state.

But honestly, if you live here, you will understand and be more patient with the investing scenario. 

If I were investing in eastern WA, or where my extended family lives in Pennsylvania, those 100k houses in good condition are a real thing there.  

I think I'll start out where I live and probably branch out outnof state once I build my knowledge and experience. 

I think this arrangement can suit both parties, he wasnt going to be able to keep the house but can still live there for super cheap.

I currently live in WA state and invest out of state for buy and holds.

I specialize in creative rental investments such as STR & co-living. 

What insurance company is selling an owner-occupied homeowners policy for a house nobody lives in with a premium for guest damages and then knowingly letting you STR the property full-time as an investment?

And it has been gaining recognition as a vibrant, desirable place to live, especially for younger professionals and first-time buyers.