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." 

I do not believe I can say with any certainty that if you do this one thing, every problem or pain point you have will be solved or simply go away.Full disclosure, my wife is a 1031 QI so I am balancing my comment and any opinion here and doing my best to be objective and lessen any conflict of interest.So if I focus on real estate and the issue of mitigating someone's tax situation, the 1031 exchange has been the most widely accepted and used strategy since inception over a century ago. 

There are certain towns for sure that have now gone past 2007 values, but on a state wide basis, or even northern NJ on a whole, we're still going up.

It is pretty widely accepted that you are able to refinance after closing on your replacement property in a 1031 exchange.