The difference between classifying between opex and capex  can be a regional thing.

While a mobile home in Texas can be classified as Real Property(Attached to land with a deed) or personal property(conveyed by title) both will appear of the county appraisal district and searchable by owner's name

@Chris Mason,Thank you for clarifying the technicalities for classifying a rentable unit and what I can do to cover myself on this.  

I classify properties like the ones you listed as "why bothers"

Regardless, whether someone is classified by the IRS as a Real Estate Professional will likely play no role in the determination of whether their flips should be taxed as ordinary income or capital gains.

I do the book keeping but can ask them about how to classify anything I have questions on in the $50 plan. 

I do not believe anyone was unfairly classifying a certain area in NW Indiana.  

I would classify this as a C property.  

To state the obvious, Craigslist, Backpage, eBay classifieds and similar sites are a great place to find fixer-uppers and the like.

@Sherry PotworaIt's really hard for me to figure out how they classify them exactly.