I share this with you and any other person/s as a general and Manufactured Home contractor, manufactured home dealer, real estate broker, developer, investor, property manager and last but not least an EXPERT WITNESS & INDUSTRY EXPERT on cases such as these for the past 20 plus years. 

Economies of scale would dictate that a smaller unit would sell for more/sf than selling the entire complex at once - what was the going out cap looking like on average for those sales?

Parking, manufacturing, distribution, heavy power, low power, zoning.  

I have heard talk of some of the REITS scaling back but don't know if they are or not.The successful multi-family investors that I know do not simply buy for cashflow. 

It does everything you are looking for and the best part is it scales with you as you grow so you won't have to relearn a software when the time comes.

Learning how to function on a larger scale.

hi Nathan - I'm researching the concepts of "ethical property investment" (geared toward smaller scale investors / landlords) and I saw this post of yours from LONG ago ... would you be willing to share what you ended up doing and the outcome for the homeowner?

I've seen a lot of bad work too, which I usually attribute to ignorance, but never on this scale.

Anil, I would be very careful for many reasons stated above, but most importantly:1) property management is crucial so take your problems with your duplex and scale that up to 25 units2) $100/mo per unit return is not very compelling for the issues you will deal with in C/D rental areas.  

5 Units1 duplex - Two  2/1's1 duplex - Two 1/1's1 SFR - manufactured gutted with additions so that it looks like house on inside and out.1+ acres9% cap rateThe numbers work and can work.