I looked at Sapphire pretty hard last year, and made a couple of offers there, but in the end decided it wasn't the market for me.

"manufactured homes" yes previously known as mobile homes, but they have advanced tremendously in the last few years. 

Ask when they last requested a rent increase, what the request was and whether or not it was accepted.

If the insulation is in decent shape and not covered by combustible insulation, and not terribly overloaded, it might last many more years.

So in my mind it would be best used as a last move into a REIT you never sell.  

Then bought my own deal the following year 37.7k sq ft warehouse on 4 acres in Plano.Been buying industrial for last 6 years.I think your plan is right, I'm a big proponent of joint venturing on commercial deals.

Focus on tax-saving strategies such as cost segregation studies and bonus depreciation to accelerate deductions.By qualifying as a Real Estate Professional (spending 750+ hours annually and materially participating), you can offset your wife’s S-Corp income with real estate losses, reducing your tax liability.

Had that happen to me last summer.

You should have all the contracts readily at your disposal. having been an agent for 2 years already, it's really concerning that you wouldn't readily know the contracts for such as of yet, so I have to assume you have done exceptionally little the last 2 years. 

I was last getting terms around 5-6% for the first 5 years, then floating with prime, 20 year term.