I'm surprised this isn't being talked about more in the BP forums.

The problem I always encounter is, you own the project for life.  6 years later they will call and say, "you remember that doorknob you installed?". 

This area is a tourist town where people who love the outdoors go to vacation (golfing, fishing, lake sports with the family, lots of quaint country downtown areas, etc...).

why not have that hard talk with your current manager to understand the reasons for not getting the result you want?

You'll want a PMC that will check on the property monthly or even weekly, to keep the college students obeying the rules.This management may cost a bit more, but is well worth it!

Quote from @Jay Jones: I have a HELOC on my primary residence but was told by the bank I have it with that they can’t give me a HELOC on my Quadplex because it’s a multi family rental (they could pass a single family rental off as a a vacation home.  

If you want to stay in your house, then your only option would be to leverage equity which will probably be in the 8-10% interest rate range.Not knowing the entire situation, I think you could consider downsizing and then using the proceeds to buy a 2-4 unit property and start making $40-75K right away with still no debt. 

Mobile homes can be great flips if you understand the demand in your market.. but a couple of things jump out.

I need to know how to do a "Rent to Own" properly as part of the strategy for this unit. 

Invitation Homes’ stock has traded at a particularly large discount to NAV since interest rates began to rise in early 2022, but the gap has widened by 10 percentage points in the past year.