Due to the increased costs associated with the property, we are instituting a X% rent increase, effective 1 March 2019."

PM me if you’d like me to share the name of the institution that I’m in the process of using. 

City state job growthCity state net migrationCity state job diversityhttp://www.best-cities.org/ - Milken Institute http://www.bestplaces.net – Sperling’s reports     Also check out where people are moving to and from by using the following:North American Moving Services: https://www.northamerican.com/migration-mapUnited Van Lines: https://www.unitedvanlines.com/contact-united/news/U-Haul: http://myuhaulstory.com/ and https://www.uhaul.com/About/Once you find a state or states then you can use some of these to drill down into MSA (Metropolitan Statistical Area)http://www.census.gov/topics/population/population-projections/about.html - Population ProjectionsLocal Area Unemployment Stats By State: https://www.bls.gov/lau/ Seasonally Adjusted Metropolitan Area Estimates: https://www.bls.gov/lau/metrossa.htmI hope I didn't overwhelm you and Hope that helps.

It is 20-25% down on investment properties that are not your primary residence from a standard financial institution plus closing costs on your HELOC and closing cost on the new rental property loan.

Conventional Loan with local institution.

Private lenders (institutional) wil underwrite to the property's income or, if the is an issue, there are a growing number (still only a few) that can offer long term loans simply based on the asset and LTV.

Bills are being introduced to Congress to institute this at a federal level.https://www.kaine.senate.gov/press-releases/kaine-...

Seasoning generally isn't an issue in the private institutional lending space. 

That being said, even institutional deals that are accredited investors only have PPMs because its good practice and, as you mentioned above, the lack of one increases one’s exposure.I’ve never heard of any rule that says fewer than 3 investors don’t require a PPM.

No plaque = it's a trailer not a manufactured home = no institutional mortgage.