House hacking and a live in flip seem to be very good strategies.  

But we finally found one that matched up: realtor saw post renovation market and a ballpark rehab cost, and contractor looked and gave me ballpark rehab cost, my numbers worked and I pulled the trigger.

Looking at the data you correctly found a drop in rent growth (for all practical purposes it went to zero) and a drop in occupancy in 08 and 09. 

I have been on this platform for some time and have found it to be a great resource and a great place to network, I have made some great connections here.

I think people are getting tired of the cookie cutter homes also and a little bit different architecture/style will go a long way.

This way they're already familiar with the property and SHOULD be doing quality work and a fair price.

I have a person that mails for me, and a phone service that takes the calls 24/7 - a human answers, not a "pls leave message" type of system.  

Of course it is off market and a "brother in law" deal so to speak but never would we pay that much for a MH here.

I've been crunching numbers for potential houses here in California as well as Lawrenceville PA and a few other places.  

Then it will be owned by the MM LLC and as the taxpayer, the LLC will have to sell and buy in order to complete the 1031.Your acct. should be able to help you with this pretty easily.