And I really respect your willingness to step back and collect yourself.It sounds like you're on top of everything but from personal experience I recommend designing the systems you'll want to use to manage renters in advance - so you can just plug people in as they come instead of reinventing the wheel for each new tenant.

However, we make sure to remain respectful as we want to treat our tenants with the same respect we expect from them.  

@Joe Jackson, I own several residential rentals free and clear like you do. 6-7% is a very respectable return for no debt.  

@Ned Carey @Jeff Rabinowitz This investor is a family member who has been doing real estate investing for longer than I've been alive so he is really giving me a shot to break into the game after earning his respect and trust, through my hard work and passion.  

I had a great contractor who had gone to the property multiple times to assess the various challenges with respect to the rehab.

I am not looking for a number here as all regions are different in this respect.

For a 3rd student in the apt I add $125, in the home it's $150 with maximum number of students being 3 and 5 respectively.  

I respectfully must disagree with you.First of all, in the United States at least, the buyers and owners of manufactured homes span a wide variety of the economic spectrum.

So, me personally, anyone who says Newark is a great place to invest (for buy and hold) I respectfully disagree and think it shows they're clueless about the law.  

While securing financing, one well-respected lender told us we can easily classify this as a second home and qualify for a great rate with 10% down.