(It costs 10k+ to drain, clean, refill the pool so I only do it once an year and this is pretty standard) I think it is matter of if it looks dirty or smells bad when guests use it.

Once these type investments develop a history, I can see a market similar to peer to peer lending where default rates become standardized and known.  

They also like to acquire MHP with higher vacancy/ vacant pads (not sure what the industry standard is).

The real estate investing industry uses "Classes" to rank property performance risk, but there's NO agreed upon industry model:(Here's what we use for our Metro Detroit market:Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

There is a formula that you must follow if you want to perform, having a realtor who knows the market inside and out and practices what they preach is an absolute necessity. 

You may not need to visit each property you buy in that area though.4) Unless you are buying Class A turnkey, you should have a PMC.5) See below copy & paste info:-----------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Best Practices for Finding a PartnerWhat are the most effective ways to find a solid investment partner?

@ Theresa, The ONLY doubt in my mind NOW is if this -My lease is a standard zillow generated lease.

He prides himself on having "realistic" standards and claims to value inner qualities over appearance.

A 5% of incoming rent for each category is a pretty standard amount to budget.