I work alongside a very experienced investor and I have a few already, now just looking to scale by ways of private lenders.Thanks again

http://www.nadaguides.com/Manufactured-Homes/There is several things to keep in mind though. 

See the blog I wrote on this recently on why I like large apartments which talks about scale and valuation modeling advantages around forced appreciation.  

For people traveling through the southern most counties, it is clear that there really isn't much of an economic recovery. 2019 Proj Total Housing 546,9665.18%2014 Proj Total Housing 520,0092010 Census Total Housing 442,2112010 Census Occupied Housing 389,06488%2010 Census Vacant Housing 53,14712%2014 Est Median Value of Owner Occupied Housing 103,5852014 Est Median Gross Rent 6902014 Est Owner Occupied Housing 268,89862%2014 Est Renter Occupied Housing 166,97438%2014 Est Owner Occupied Housing Vacancy 2.44%2014 Est Renter Occupied Housing Vacancy 8.07%2010 Census Total Households 495,358The biggest employment sources are: government, manufacturing, health care, retail trade, and accomodation/food service.

2) what is a reasonable expense ration to assume on a college rental at the upper end of the payment scale?

Its best if you can get the manufactures rep of the product installed to come inspect the roof. 

This buys you scale with somebody with experience doing it, and if the private placement is constructed properly the provider's financial interests should be much better aligned with yours as an investor, whereas with a realtor, contractors, PMs, etc. out of state it is possible for them to make more money even as you the investor lose your behind on the deal.

There are some differences, but overall they are very similar to a typical SFR, and the scale-ability of your investing naturally comes easier.

My agent thinks this could be an issue for resale so I'm considering installing a manufactured single car garage from Home Depot on a concrete slab to make it more appealing.

I am interested in smaller scale commercial deals in the greater DC area.