I guess I need to determine my market, style and risk tolerance.

Every company is going to operate a bit differently and you want to ensure that you are comfortable with their operations as well as their style of communication.No company is perfect but a great company will provide great communication to owners and tenants alike and be proactive in refining their systems so when the inevitable hiccups occur there is a plan of action to make corrections and grow stronger over time. 

the market rents in the area do not include storage, garages or washer n dryer hook ups, these are unique money making units, the average storage unit at a self storage place is around $125/mo I figure I could charge 100/mo per garage bay and 75/mo for the storage units, 3 very large storage units and 2 garage bays, I would keep a garage bay for myself. offering a discount to the current tenants seems like a smart idea.I was thinking later down the line, either refinancing for 2nd property, or trying to get the permits to turn the finished attic into a 4th apartment and turning the 2.5 story garage into a 5th apartment(townhouse style), then I'd have 5 doors on 1 property, seems appealing though I have not even bother researching this yet because I'm trying to take it one step at a time.

I'd evaluate their management style and way they operate the park (i.e. collecting rent, following the rules and regulations, notices being sent out regularly, etc.).

I found a small ranch style 3 bed 1 bath potential cash flow of $200/month. 

Would you take a little extra risk for having a FNMA type 30 year residential style loan? 

My long-term goal is buy and hold, likely with BRRRR-style rehab and refinancing where possible to steadily build a portfolio.  

If you could post about pros and cons, life style, ability to work extra, commission, hours...

As for more spreadsheet-style things: low property taxes, landlord friendly, land value is low so I get to disproportionately depreciate more of the purchase price, etc.

He knows the property type, the area, you, your style, and can give you far more applicable counsel than anyone here.Secondarily, I would plug all of your assumptions into the BP calculator and post the results.