I currently own 3 units and looking to add to my portfolio in late spring/early summer of 2025.

You said public water was available...would the lots require a septic system to be installed or is public sewer available? 

I recently came across 1 acre asking for 314k in a very good residential and growing location, so the current owner has added 4 manufactured homes with 4 electrical meters, 4 septic tanks and only 1 water meter for all 4 homes, the homes are sitting on partial slab and partial pier & beam, he also added 2 storage sheds approx. 380sqft with the intention to make them ADUs they are still only the shell so I would have to get those ready to live in, so currently the 4 manufactured homes are being rented and bringing in 2800k a month, 3 of the homes are needing some TLC which could increment rents and possibly get me at 3600k a month, also being a 1ac lot this still leaves about 12,000sqft of raw land where you could build etc.So that is on the good side now the things I did not like so much, the lay out is poorly executed to where it makes it looked crammed up and not professional but it could be fixed.Another is that in reality there is only 4 livable units so that qualifies under a conventional loan but since they're are 6 units on the property the banks are wanting to take it as a commercial so we would have to move out the 2 storage sheds out in order to close as conventional.Another concern, technically you are only allowed to have one manufactured house or single wide in your property according to what I know but I know it could change according to zoning which I will investigate, so my question is has all this been accounted for and if so how can I verify it so it wont leave me in a bind further down the road, I currently asked my agent for the appraisal of the property to see if that might verify.Any recommendations?

There's no way I can keep the house above water with that rent let alone consider any positive cash flow...so I need them out!

Actual cost takes into account depreciation so complete destruction of a property could leave you under water in terms of the amount paid for the loss.

If you have a swimming pool check out the water pump system with aerial hoses.  

How long will you go without hot water before withholding rent, calling the city or just moving out?

I think seasonality is starting earlier, but if people are starting this early, ahead of inventory bottoming, we could have a pretty crazy spring. 

I missed out on Colorado Springs and probably Reno.

If you ever need a second opinion of ARV's in The Springs, I work with many investors and could give you an honest opinion of values in the area.