This mostly relates that adding a small unit in small counts is very expensive development.  

An umbrella policy will not kick in if there is no underlying liability insurance on the property - AirBNB's insurance will not count for that.

I do not have any imminent capex or big ticket maintenance items (fingers crossed!)

They can look up the sales for last 6 months in any area and then from those sales pick out the houses with similar square footage, same bed/bath count, and then average those sales out and that's your ARV.Florida can be rough. 

When banks (and MHP investors) look at the value of a mobile home park, they will not count the income generated from the mobile homes themselves as mobile homes are considered personal property. 

Yes you may get lucky and someday bump into an amateur that does really good work at a really cheap price but for right now do not count on it until the day you discover someone great.

When you google the terms I mentioned, count how many times the websites say "powered by carrot" at the bottom. 

You can start counting your hours once the property is under contract.

When I mentioned a new build would be vacant for 2-3 months they said that didn’t even need to be mentioned it was short enough not to count. 

If you mean "how often do LPs try to sell their positions," I can count on one hand all the ones I can remember, and that's over more than two decades, $400 million equity, and well over 2,000 investors.