Is your plan to live in it or strictly investment?

Your project sounds simple, seems like it’s only an addition on a weird and strict city.

If the numbers work and the rental rules aren't that strict the plan would be to sell the property down the line once I have some decent equity built up, and likely 1031 exchange the depreciated value of the manufactured home into a down payment for more expensive property in California.

What many investors have found is that they will not cash flow on a financed property when the rent is less than 1% of the cost of acquisition plus any rehab costs.If you are investing strictly for cash flow, then I'd heed their advice. 

Builders are very strict about their policies regarding agents because most of the time they try to get buyers who are not working with an agent.

I don't know how strictly it's enforced.

I figured that as long as the numbers make sense and homes are selling quickly, that having a strict "criteria" wouldn't be necessary (aside from at least a good understanding of where I DON'T want to buy and the cost of the project). 

I'm doing very well in an area that people are "surprised" that people come to stay (suburbs north of Detroit) thinking that it's strictly a quiet neighborhood with nothing going on but people have 100 reasons to travel and some are not so obvious.

I have to say there are liabilities that I did not know when I was strictly an Investor but I am starting to learn that now.However, that being said, it's given me ideas on how to work within the scope of the Real Estate License Law and still give the Investor a great service!

I usually help with basic labor, but this property I asked to work deeper with the financials, and project management.With my real estate license, I hung my license with company that will allow schedule flexibility as well as payment per task, as opposed to strictly commission.