I assume Marriott is getting much more competitive pricing on 4000 units than I can get as a regular guy buying 1.I suppose you could probably break even with maybe some sugar on top if you want to use it yourself but just seemed like I could double (or more) the gross income in a stronger STR market for the same investment amount. 

Or you can look at transactional funding, but you'd likely spend more on marketing as the need for double closings are less than fix and flip deals.Again, all the best to you on your journey!

In high barrier markets, rents have gotten stronger but not the double digit growth we had seen, which was an anomaly.  

No issues and tenants are renewing.That indicates tenants were paying below market rates.If the market rate for a 2-bed/1-bath apartment is $1,000 without utilities included, then he should adjust his rate to $1,100 because it includes $100 in utility cost.

I am having a little trouble understanding this, as I thought that if a double wide was built and then brought to a lot as brand new.. not having a used one that has been lot to lot.. and immediatly tied down to foundation (slab). that it would then be seen as real estate, and not manufactured? 

Since the price of a multi unit is double or sometimes 3x the price of a single family home, would it be smart to start off with a SFH and scale up from there or just make the leap into a duplex that I can force some appreciation with minor repairs.

You might want to double check he understands the scale of the project you're asking him to do. 

If they're doing anything another tenant would complain about I send them a written warning and the minute another tenant complains is when I'll double check to see if I can file eviction for that specific thing and give the tenant three days to knock it off. 

The closing of this business is what lead me to “double down” on real estate. 

The only item I would suggest is double check the payment terms of the your HELOC... in particular, can you pay interest only or are you required to pay a portion of principle each month on the amount utilized.