@Logan Splinter Thiele heating and cooling has treated me good.

Should we do this, or is there simply too much risk having transient room-tenants who won't treat this apt as their own "home" ?

Since a mobile home is chattel and not real estate, this transaction will probably be treated like the sale of a vehicle.

As always, you would want to talk with your personal CPA who has more intimate knowledge on your situation.One of the reasons you want to keep these two forms of investment separate is because of how the IRS is likely to treat either.

But we don't have a separate capex account either, we just treat our Capex reserve amount like it is a hard floor in our business banking account.

In determining whether short term real estate rental income is treated as business income, here are general considerations (of course you will want to review your specific situation with your tax advisor):The average period of customer use is 7 days or less.The average period of customer use is 30 days or less and significant personal services are provided with the rental. 

The most advantageous and simple form for this would be to setup an LLC and have it treated as a partnership for tax purposes.

Of course, getting to see how they actually live when you walk the units during inspection is probably the best indication of how they treat the property.

Unfortunately, most handyman don’t know how to properly treat roof/facade leaks.

However, there are 49 other choices available to you, nearly every one better.Take your hard-earned money where it is treated best!