hi @Cody Hahn, i have family members that own mobile home parks and they do not invest in the homes just the land for lot rent. mobile homes around PA do not hold much "if any" value and without allowing tenants i would not see any value in investing in it, finding buyers for them can be frustrating as banks find them worthless and wont fund anything manufactured, without a foundation, and even worse if it still has a title not a deed.example:i bought a mobile home on 1/4 acre for $7,000 to rent out, even after rehabbing the trailer and making it rent worthy the appraiser said "the lot is worth $15,000 the trailer not much of anything due to it still having the wheels, while it does have a deed it is not on a foundation and still not considered a permanent structure which hurts the value"since you said the park does not allow tenants it would not be worth your investment to flip/wholesale due to just a lack of value. 

We do not charge rent to our family member for the ADU and Oct 2021- present the ADU is permanently occupied by family. 

If he wants a permanent home, he should make better choices and buy something.

The basis for depreciation is the lesser of: The fair market value of the property on the date you changed it to rental use, orYour adjusted basis on the date of the change—that is, your original cost or other basis of the property, plus the cost of permanent additions or improvements since you acquired it, minus deductions for any casualty or theft losses claimed on earlier years' income tax returns and other decreases to basis."

A major difference is 1031's do not allow for you to permanently exclude any portion of your profit from taxes, which Opportunity Zones as we now know allow for investments held for at least 10 years in a QOF.

Then I put a permanent loan on the property once it was renovated and I had a renter. 

If the IRS comes knocking, you need to be able to back up the chosen salary you paid yourself.Once you make an election, it's considered permanent.

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I've used construction to permanent loans both times I've built.

Wife just graduated from Dental Hygiene school and has signed with a temp agency to start work immediately while looking for a more permanent job (since she is relocating and unable to look for a job remotely).