With 20% increase in the last year  and 200% in the last 10 years, the cashflow is only a contributing factor. 

Once it’s in the Roth you can take out the contribution penalty free after it’s been in 5 years maybe sooner depending on a few factors.

If you live in California and have rentals in Idaho, managing them will be difficult.If you live in the same area as your rentals, there are still a lot of factors to consider.

Ease of work organization and many other factors all come into play on a job site.

Payments that you make normally fall into one of 3 buckets100% of the payment can be factored in somewhere on the returnPartial payment can be factored somewhere on the return0% of the payment can be factored in somewhere on the returnHouse-hacking also has considerable tax implications in the event that you want to sell this property.You can potentially defer a portion or all of the gain on the investment property with 1031 exclusion.You can potentially exclude a portion or all of the gain on the personal residence with section 121 exclusion

In Texas, the deciding factor is whether a JP or CCL judge will consider it a constructive eviction.

Even the very cheapest manufactured options are going to be much higher than that when you account for all cost factors (in case of manufactured: finishes, transportation, prepping pad, utilities).

The code requirements are the same for anything from 3 or 4 units and up, so it is very cost prohibitive to build a 4-plex when you factor in things like sprinkler systems, exit signage, parking requirements, etc. 

I realize that I will lose out on a lot of potential gains that the turnkey company capitalizes on, but weighing that against the time factor which I don't have a ton of.Thoughts on going with new construction?

As much as possible I'd recommend getting really clear on your goals in life and how real estate fits into those, and then iterate from there.If you are buying at a distance (specifically you're not moving from house to house and collecting houses as you go) then it would be a great simplifying factor to buyer AN asset or two with many doors, but there are other ways you could structure it so that small multis are the way to go.So, back to the root . . . what do you want to accomplish in life, and what role does real estate investing play in that?