The value of the mobile homes has an inverse relationship to the rent - as the rent rises, the value of the home goes down.  

The community property exception does not require that the operations rise to the level of a trade or business or that either spouse materially participate in the operations. 

One thing that happened back then its the rise of all this private money..

Rising interest rates, slim margins, and unexpected costs can kill a deal fast.

This increased demand is in areas that all ready have limited supply.Since the rates started to rise, my appreciation forecast has been conservative (as I have indicated in numerous posts) for my San Diego market (I have been underwriting at zero appreciation near term) and fortunately for me the market out performed my forecast.  

I'm in a beach area where Sat to Sat rentals have been traditional for 100 years, but not any longer since the rise of Airbnb (and less control by local property management companies).

cash flow has just been hit hard everywhere with the rise in interest rates. the properties in my portfolio that cash flow the most are at interest rates that it's not possible to get anymore - low 4s - and somehow there is still tremendous demand for properties that won't cash flow or break even, which is what you're finding.based on what you've said about your current situation... i don't have a good answer for you. 

However, Austin proper has a high barrier to entry due to the sharp rise in property values in recent years.

While the traditional approach involves buying a multi family property, living in one unit and renting out the other - with rising prices and interest rates; others have considered renting out bedrooms as unit spaces. 

Overall nationwide cap rates are rising because of interest rate increases.