You absolutely charge higher rates if it's in close proximity to a University; they're paying a premium to live close to campus.

And room for another mobile home (I’d prefer putting my own mobile home to live in on there). 

I'm an investor that lives in Amador county (near you), but I've struggled to make the numbers work for STR near me. 

It may be harder to set off the entire mortgage payment with house hacking, but any amount that you can lower your living expense is a win while simultaneously having your property appreciate.

Where you live?

Purchase price: $535,000 This will be a slow live-in BRRRR.

I have never done a land trustWe have a living revocable trust that we set upHonestly I should have done it 15 years ago but did it like 6 years ago.I do not see the need for a land trust unless you are a politician, actor or athlete (someone who is famous).I have done business with multiple billionaires (not bragging but trying to make my point) including several that owned professional sports teams - and even they did not use land trusts…

If it is simply the house and the tenant pays all the utilities, I personally would not charge more because you are renting them the house-not based on how many people are living there. 

I'm restarting my real estate investing after being out of the game for about 20 years but am living in Asia right now so am a bit far away to be doing any serious buying and flipping.

-Current market rent is $1,250 per unitHere is what numbers look like when I live there: We currently pay $1,450/month in rent right now so that's something to consider.