If my spouse wasn’t opposed to moving I would try to buy a new house hack every 12-15 months and use low down payment owner occupied loans for as long as it made sense.

Most of the rebates go directly to the MHP owner.

These are people who have little to no RICE.  

I do single family "off market" that I take over with owner financing, subject to, wraps and lease options.

Why would someone buy now and make little money for the chance that the rates will adjust later?

We spend far too little time looking for small multi-family deals in this area for the reasons you listed although we would look closely at an off-market (perhaps owner financed deal).

Just factor in a little time and effort to get everything squared away, and you should be fine!

@Dwight HenningRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

I would like to expand a bit and put some systems and processes in place and generally get a little more serious when it comes to the management side.In Brandon Turner's Book- The Book on Managing Rental Properties, in chapter 3 he talks about creating a company policy binder.

I’m still working to build it a little more.