@Jack B.Tax planning for an orderly disposal can be fun and highly recommend you work with your team on this.  

(granted, the land was 50% of that... but the investor walked away with a nice 6 figure profit and never had to pick up a single hammer)As a reference, I made my living as an RVP/General Manager for one of the largest Manufactured and Modular home companies in Florida and specialized in both high end modulars as well as "Mobile Home Park" turn-arounds.

I would try a local commercial bank, you might be able to get in the high 7s for a full doc commercial loan. 

Or maybe it's to help highly optimized properties justify a higher ADR and therefore higher fees?

I guess I will have to decide if cash flow or “quality market” is more important for my first deal.

You said you live in Austin, no better way to learn than directly so, there is a syndication group Viking Capital LLC, that is buying/raising for a 252 unit property in NewBraunfels, about 45 min south of Austin, watch their webinar at their website below and they have an 82 pg slide show as well, then take a 3 hour trip to go see it, walk the property, go into office ask about the units available/leasing how the market is from the office staff, look around for quality of property/deferred maintenace needed then drive the area for other competitor properties.

I highly suggest you check it out.

Thank you again.If you can walk it with the contractor, that would be my #1 recommendation.As a distant second, you could gather up all the photos and vids you have and just send those to your contractor to get their high-level estimate.But, you want #1, not just because it's more accurate, but also because you get to ask your contractor questions as they walk the property to better understand what they are looking for!

Build a framework for your prospective investor calls to provide a quality experience for each person 

There are apartments that allow you a shorter stay than a year, though the apartment prices are a bit high, I don't think that you will waste your money renting so that you get familiar where you want to be.