So how real estate is regulated, and applicable laws can differ widely.   

I would imagine each asset class is underwritten as if stand-alone (potentially using a 2-3 year average on NOI on the RV due to wide swings in occupancy, etc.) then mashed into one big NOI.

Is your strategy that wide open?  

It’s just in tech it got widely out of control. 

I think they do have their place,That's true - someone's got to make sure that the wide eyed newbies part with their money before they can do something productive with it!

It's a one bed (used to be 2 bed) single wide on about an acre of land.

I doubt I am qualified to tell you the average price of buying a rehabbing here in general, but I am happy to share my numbers on my last three purchases, which account for all but one of my rentals:In 2018 we bought a 3 bed 2 bath double wide for $15,000.

There's a wide range of property types- single families with a normal amount of bedrooms (2-4), single families with more bedrooms, or multi-families.

You'll want the plant borders at least 5-6 ft wide otherwise lots of medium shrubs will be too big for the area. 

Debt offers some form of protection and also enables me to grow my portfolio "wide" before I pay it "down."