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.

There is some appetite for 5-8 units but I have not seen pricing being favorable. 

There are a few things you need to look at and take into account.Everyone's financial situation, risk of appetite and goals are different.

Learn about fire suppression systems, door heights/widths, ADA, sidewalk parking, hvac, etc.Figure out how to bring value to the transaction.  

Its more expensive but depending on your appetite for risk could be worthwhile. 6.

I only want a fair purchase price but the unbelievable stress has taken a toll on my sleep, appetite, my life in general.

I suppose they could be geez they would be opening themselves up to a huge lawsuit that most lenders (big and small) don't have the appetite for because this is a small and immaterial violation.

People would need to know how much you have to invest in either project, where you are, and what your appetite for risk is.

No one can answer unless they know your price point, appetite for renovation if needed, whether you are looking for turnkey, how you are going to manage, etc.

.* And for low performing properties one of the features i really like is you can make a change to your listing - lets say update the property description, log it, then see if this makes any chances in your placement.I'm not affiliated with them but think its a great tool to turn around poor performing properties - assuming the STR is competitive compared to your competition.I agree with Henry that you can probably do better self-managing IF you have the time and appetite for dealing with guests and learning the dos and don't....Heres is the turnaround of one of our Floridas STR that was lagging - now back to near the top on the first page.