Sellers are notorious for not communicating any changes in their unit counts to avoid paying taxes.  

Rates are high, usually in the high 8s or low 9s, and you may pay 2-4 points on the loan. 

They must provide quality service, or their clients won't want to pay the price.

Granted new construction probably won't appreciate as much and you'll pay a slight premium for the property.  

However, hauling away a truckload of items and cleaning beyond standard expectations could reasonably be charged to the tenant, as it goes beyond normal use.Goodwill Gesture: Since this tenant was great for 5.5 years—paying on time and caring for the property—you might consider waiving part of the cleaning cost as a goodwill gesture.

I have noticed a lot of investors are seeking out cities that are offering lower priced lots and simply adding a Modular or Manufactured and capturing a very nice cash flow.There is a new trend starting in Florida and in other states where an investor buys a piece of land or lot and add a 'Tiny Home". 

I read about a 1091 exchange and if i reinvest my money into another property within 6 months then ill avoid paying the taxes on it. is this a good plan, if not do you have any other suggestions.  

This implies paying down is saving 6%.  

Its a small investment to try both as one deal pays for them for a good amount of time

Remember the more work they do, the more you have to pay them.