So you have no clear way to predict your future net worth and estimate an approximated point of financial independence.For each property I’ve been using a spreadsheet to calculate future value minus taxes and commissions to provide an estimated net for a certain sale date, then manually add the lump sum cash injection as an “income event” in Personal Capital, but you can’t associate any property related items together.

We have had a pretty good run on home buyers this summer, so I am predicting a higher rental demand to offset there being fewer houses to rent. 

The market is just growing too fast to accurately predict sales price. 

Until then it is just paper...and paper can be lost in the wind, a wind you can't always predict. 

COVID-19 has certainly impacted the real estate market this year and many are predicting it will affect 2021 as well.

From our discussions, targeting a 30% occupancy is what most people use for numbers and income predictions.

My biggest question is how do you typically get a sense of the ARV for BRRRR when predicting how much all-in to calculate the proper LTV?

The "rule" is not actually a rule, but just a prediction that states that you will PROBABLY have enough money if you consume 4% each year.  

(Being human, I’m just as likely to be wrong on predictions and timing as most other people of course.)So I think you should definitely just focus on what’s best for your own situation and “get a piece on the board” with a house hack if the numbers are acceptable to you, and then reevaluate where the market is, and you are, after that.

As it relates to lot rent vs park owned, the beauty of mobile home parks as an investment, is their ability to deliver predictable cash flow, regardless of what chaos is going on around us.