On the state side, in New York the law states that the following is exempt from transfer taxes: "a deed that effects a mere change of identity or form of ownership or organization but only to the extent that the beneficial ownership remains the same." 

The profit isn’t there ,the likelihood of losing two years profit in a single repair expense is high ,the potential for a breakin / theft is high and the potential for paying all costs out of pocket when there is a vacancy is high .

The most reliable comps are where they all are identical in bed/bath/garage and within that 20% of size.

I spoke with a the city assessor in Tosa a while ago they said they are looking to have the properties on a street be correctly positioned to each other, meaning that they want to identical houses being assessed the same.

You can have two identical homes in different parts of town that could be 3x the home value and 3x the rent of the other.

View report*This link comes directly from our calculators, based on information input by the member who posted.I have done the numbers on two identical manufactured homes.

The benefit you get from manufactured homes, at least in our experience, is a lower price compared to stick built with almost identical rents as stick built.

The appraiser will find whatever comps are closest, and then they have a formula to add $10K for a half bath, 15K for a full bath, etc. it’s how they ‘even out’ similar but not identical comps.

Because some of these buildings are 11 - 15 units I thought about having a secured box on location but I worry about theft???

I have been concentrating on buy-and-hold rental properties in more rural areas of North Florida and, to a lesser extent, the Ft Lauderdale area and I've seen the same thing:  Prices have risen more quickly than rents to an extent that it is difficult to find properties with the right fundamentals.