So, I guess my question is, how could one classify it?

Many tenants realize by classifying their pet/animal as a service animal they can skirt around no-pet policies and policies that require a pet fee/pet deposit/pet rent.

On top of that, if classified as a dealer, you may subject your rental portfolio to the dealer status if they are also under the same entity.

I wouldn't classify this property as being solely a sec 8 property like suggested.

Another reason to get with an accountant is to just double check everything and make sure pre-2014 repairs shouldn't be classified as capital improvements and vice versa.

Here rental income is classified as "passive income" and is taxed in the highest taxation bracket {for holding companies}.

If I remember right the rules were totally different for MH's that were classified as, in essence a vehicle or personal property, as opposed to one that had been converted to be "Real Property".

2- The nabes in this range - could you generalize and classify as blue collar nabes, that would attract stable blue collar families and college kids?

In this case, it will be more beneficial tax wise to be classified as an RE Pro.Being an RE Pro becomes very helpful when you are married filing jointly because you can deduct your tax losses against your spouse's income. 

If you do get classified as a dealer (and, if you do multiple flips, you will), the calculation is identical, because the houses are inventory, and the income is ordinary income.An s-corp may be able to help with the SET.