I used traditional financing FHA Loan How did you add value to the deal?

Mobile homes can depreciate in value over time (unlike land, which generally appreciates), so you’ll want to weigh the long-term returns.

This may affect value or time required to sell.7) Adding an ADU does not make the property a duplex.

Since you estimate a resale value of $200-215K and renovation costs of $60-70K (although you said that's on the higher end), your margin is tight, especially considering closing costs, realtor fees, and unexpected expenses.

Here’s what I see as key factors for scalability:Population Growth: The area is experiencing steady growth, which usually drives demand for rental properties.Property Appreciation: Reading’s property values have been increasing, indicating it’s becoming a more desirable place to live.

What I always suggest for folks who do not like a lot of is to borrow  no more then 60% loan to value.

How did you add value to the deal?

Find out who has good Google Reviews (and responds to them), find out who answers their phone, find out who has a polished and professional website, etc. 

You'll want to focus on securing a favorable financing deal at the refinance stage—ideally, you want to pull out as much of your initial investment as possible while keeping monthly payments manageable.A big consideration is understanding your after-repair value (ARV) and ensuring the rehab costs add value in proportion to that.

It sounds like you have a solid, strategic approach, especially with a focus on value-add properties in appreciating markets.