Multifamily still benefits from those aspects, but also can fluctuate based on rental amount as well.  

I'm comfortable with all aspects of eiather purchase, ex: rehabbing, since I have a partner who has done both.We'd expect to get 89% of our money back out of the BRRRR after a year, whereas with the conventional finance route our $80k down payment would stay tied up and the property wouldn't appreciate enough to do a cash out refi anywhere in the near future.

I don't plan for market appreciation when I analyze a property, but it also sounds like you have some opportunity for forcing some appreciation.More concerning to me is the college town aspect.

Before I worry about trying to start I would like to learn more terminology, and financial aspects.

Now, in order to level up, I'll need to work on this aspect of investing.  

Now I do not mean to devalue education, as it has opened my eyes to many concepts and helped me become a lifelong learner, but certain aspects about the process just do not resonate with me. 

What are the best books to learn every aspect on buying, selling, flipping, designing, and over all the market of an area?

Axel - seeing some pushback on the "free money" aspects.

If you're looking into the legal aspect, you can try contacting the local government entity in charge of titling mobiles homes in your area.

We're living in a time of rampant polarization, which is directly effecting every aspect of life, but more importantly, and for the purpose of this post, real estate.