If you live in one of your units you have cut what you expect as income.

Has anyone experienced losses or failures (i.e. significantly less than expected return) through participating (GP or LP) in professional MF syndications?

The second is bought at a 4% cap with 5.6% debt.My two most recent closings were bought at 5.2% cap with 3.3% debt and 4.7% cap with 3.25% debt.But all four of these deals are expected to throw off an IRR between 16% and 19% over a ten year hold (higher over a shorter hold). 

What are you expectations with ROI?

Why do you expect they would cooperate with you 

Hiring a PM at this level isn't too efficient, but it allows you to set a standard of what to expect from your PM (if you decide to get one in the future to manage your large portfolio;) 2) Great for learning the rehab.

In most cases the clerk will not care what the deed says as far as consideration... so if your deed says $20k cash for a property that is currently assessed at $500k, expect to pay 2.9% of $500k. 

Maybe setting up spreadsheets for Agents, Lenders, Wholesalers, etc. and logging who you have been communicating with, about what you were communicating, when you were communicating, and any planned or expected follow ups from either side.Mostly, I just am having a hard time figuring out the best way to keep track of all this information without it becoming ridiculously jumbled.

Wow wasn't expecting such a great response!

Also, many of the banks in my area won't finance manufactured homes, and the banks who do offer financing will expect that the home is well maintained and is sitting on a permanent foundation and even then the rates for those loans will be higher.