Maybe also combine that with moving job market where people don't have 20-30-40 year company careers, but need to change jobs every 2-3 years now and  change locations with perhaps 401k cashouts, or more expenses that eat up savings between jobs, and moving expenses between jobs.

That's going to eat time, and that's too devastating.

Second I want to setup my daughter who has Autism so she can have some nest egg when I am gone.

That’s why STVR managers don t rely on property appreciation to be successful. “ You can t eat appreciation”.Professional , small business owners and high income investors don t buy into syndications where syndicators dock them with high front end expenses.

Desperate people will eat it up though thinking it will help.

HOA and management eat most of my profits...The house has a 7.25% interest rate.

Don’t the closing costs from buying and selling an investment property eat up all the appreciation (and mortgage principal paydown)?

And again you're starting out with a much smaller nest egg because of the immediate impact of taxes. 

Mobile homes are like baby chick eggs... easy to damage but also easy to repair. 

I eat that stuff for breakfast.