Need operating docs etc advice

If you're looking for rental ready / Financeable properties on the market they're not really going to "work" for most investors operating on formulas. 

Understand that the biggest thing that I tell people about BRRRR is the need to have some kind of liquidity for operating reserves.

You should have no problem finding 1% in all the midwest states where Turnkey companies are operating.

If you choose the self study route with no intention of taking the exam, start by looking at the core modules of the agent courses, and start following that trail.

Also, don't forget, on a buy and hold I am also getting a return on the principle pay-down (which my tenant is paying), and will be able to claim a tax deduction for the net operating loss from the depreciation.

That being said, there are several other niche factors in operations and valuation for multifamily vs MHP, but MHP have less supply in solid markets which is makes the ability to scale much more difficult. 

We have a one-story triplex with a hip roof on a lot in the Nashville urban core area that allows for up to 4 units (and all are eligible for short-term rental permits).

I don't operate with even a hint of impropriety.

Reason is, for small operations, you'll need a personal guaranty anyway.Just beware of small business owners living and sleeping at your office condo, especially small one person businesses.