Do you make a distinction between mobile and manufactured, or are they more or less governed by the same principles?

The AKC designation of the AST is what I was referring to, and the distinction between the AST and the APBT was enough for my HOA.

At the same time, I think the relative rarity of duplexes/triplexes/quads could be a competitive advantage distinct from the hundred of competing offerings in north Dallas.

Take your time and become familiar with the many distinct markets within the Cincinnati Metro area; as you may or may not know, the city has an East side and a West side that are quite distinct and then the various beltways around the city provide for other distinction.  

I listened to almost all podcasts and they definitely add a lot of flavor to the subject and are full of great but most of all actionable information. 

The eligibility matrix shows a distinction between 1, 2 and 3-4 units right?  

The key is that each tax payer purchase at least as much investment real estate as they sell.However you configure the sales (and each sale is a separate distinct exchange) does not matter as long as you take title to at least as much real estate as you sold in order to defer all tax.  

I realize many people have their properties set up as a distinct/separate entities, LLCs, etc.

(adult being an important distinction, I didn't get allowance when I was a kid, ugh) I'm thinking what I can do is let my sister list it, have her figure out what market value is so I don't have any family battles over fair value and her time renovating it.

However, as fellow Las Vegan Flavor Flav says, "don't believe the hype!"