Longer-term (>18 mo), looking to start investing in pure invent properties to incorporate a new source of cash flow.

Have an application made to incorporate into your website.I've had it done with a buddies help in the past.

I did very conservative underwriting even including 10% capex in my Opex. but my only problem is tenant  Replacement cost which is One months rent(avrg $500). it's a 5 unit property assuming I  have to replace my tenants every year. for 5 months I break even. wondering how do you incorporate these replacement costs in your spreadsheets?

I am also requiring the signing of a new 1 yr lease to incorporate rent increase, late fees etc.

Mobile home parks in general incorporate income from lot rents and not for mobile home rentals when underwriting.

I paid an attorney I knew $500 for an OA and articles of incorporation for my s-corp in 2004. 

Can I do business with them on SFR's if not incorporated? 

Cascade Built isn't strictly modular, but they are high-performance and I believe they do incorporate modular and/or panels.

Let me post a few more graphics, the first is national and the second local to Wake County. 

If you can partner with someone who does have the W2 income and then incorporate, that could solve your problems.