We enjoy going to sports games, eating great food, and enjoy fitness.

Figure out who you like the most, who can bring you the most service, who fits the mold the best of what you are trying to fill.

They never say look for $100/month/unit and over 8% ROI and THEN see if it fits the 50% rule.  

Buildings are all fitted with Cameras and live-in staff who cleans the hallways and yard areas daily.

I believe in maximizing your land use - so if you can fit an additional "unit" without having to go buy some other investment out of state, pay RE fees, closing cost, etc etc etc - you end up saving some of those costs and reinvest into the land you already own. 

Looking to purchase Clayton or Champion Modular (Tiny House) for use in Florida - any insight/experience with modular housing in Florida would be much appreciated.Financing is available directly by some manufacturers (Clayton) and by 3rd Parties for other manufacturers products (Champion).There is additional benefit in not having to pull building permits in Florida if modular product is 399 SF or less (I believe)Here is LINK of Champion products fitting this model: https://www.championhomes.com/...

A second position mortgage or hoa lien, i toss since it doesn't fit my 1st position rule.

I could fit about 30 pads on the property, and it is located a short distance from a major employer for the area.

For our student tenants we do ask to meet them but that is really more about explaining being a tenant then judging their fitness as a renter. 

It may not bring the most value but it could be a good fit.