Regarding your costs, I would parrot @Bjorn Ahlblad and say that if you don't have experience in the expenses for a similar complex in your market, then your best option is to reach out to multiple property managers that are highly recommended in your area.  50% is the rule of thumb, but expenses can vary wildly between market and product type so its best to have a local professional give you that guidance.Happy to help with some tips to find good PMs if you need them!

Even a fixed mobile home on owned land that has been legally converted to real property still has a depreciation schedule wildly different from the overwhelming majority of real estate situations.Secondly, you say that CoCR cannot handle any scenario beyond the first year.

The partnerships that exist in the wild are primarily from existing relationships such as family or close friends. 

I can guess but its sorta wild guess without doing a thorough investigation.

Recently the FHA guidelines were amended to allow for single unit "spot approvals," but I haven't seen any action "in the wild" on that so far.

But, as is often the case, then there's what sometimes plays out "in the wild," which sometimes differs. 

My situation is a little wild because I'm not having the same problems as most new investors but still I'm having newbie problems that I need help getting around, information if you will!

Often you can get everything pre-approved prior to purchase and the only wild card becomes the conventional appraisal.

You have minimal numbers so anything i say is WAG(wild a** guess). using your numbers cash flow of $250*12=$3000 net. $3000/$30000 invested = 10% return on money.

That's just a wild scenario and you're night my lucky.