Cash flow can handle the mortgages.I have no problem paying down the HELOC as I go, but based on suspected rising rates I don't know if it would be worth to fix it to a higher rate mortgage now and free up cash to buy more properties (My plan is to just keep growing and scaling).

I stick with the basics and get a level of understanding and then scale up going forward.

If you combine them into a commercial property, the lending rules change and financing becomes more complicated and more expensive.3) the economies of scale are the same for 3 duplexes or a 6-unit parcel.4) insurance is likely less expensive on 3 duplexes5) a valuation based on NOI may or may not be greater than 3 residential buildings.

Are you looking to get a residual income now or prefer to scale up first?

If so, how will that scale?  

Tough thing about a duplex is that you lose efficiencies of scale since there are only 2 units to spread the expenses across.Deal 2: First thing, you need to confirm that it's legal to rent out rooms in the town you're considering.

At the apartment complex where I worked, we would hire painters, carpet cleaners, etc. on a large scale.

If you are looking to scale it's probably better to re-invest in other properties, but if you are looking for "equity" it's better to reinvest into the mortgage.

I imagine you got in this business to make it a real business, to scale up, you can not do that effectively and take every BS thing a tenant does personally.

I'm aware I'll  loose the economies of scale a proper MHP would have, but would this idea be cost prohibitive, or potentially a good stepping stone to one day being able to graduate to a real MHP while gaining local industry knowledge & contacts?