@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. 

If you do just a little bit of work up front to get your vendors/systems in place, set the expectations with your tenants and create a respectful/mutually beneficial relationship with your tenant, it is a breeze.

With all due respect, you are not offering enough information for anyone to help you out.

Thanks again for your input and best of luck to you both in your respective ventures.