Heat takes a toll on them, cold takes an even bigger tole, and it's all so dang toxic how there manufactured, making it hell for recycling or disposal.  

I focused on construction to permanent loans on site built, manufactured, and modular homes.

It needs a proper investment strategy to reach the goal you are looking for.    

Listing photos were terrible, tenant vetting was lackadaisical, checks were sent to wrong addresses, tennants weren't properly vetted, charges for "mulch" and landscaping were charged but never physically carried out.

Well if Proper won't insure it, many others won't as well.

Buyer of note does not do proper due diligence and finds they need something resigned from an owner of the note down the line and think the person they bought it from needs to get that document for them.3.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

As for properly collateralized performing notes in Vegas I think those are quite safe.

I help my cleaner in the busy season (although I still can't fold a fitted sheet properly!).  

In San Francisco proper the discrepancy between 2 and 3 units is bigger I assume because of condo conversions.