It is in line with the responses I've received, and of course I understand that there are a lot of property/tenant-specific variables. 

Too many variables to know if that's a good deal.

I have put together a 1,3, & 5 year progressive stepping stone goal list but of course as we all know there are a lot of external variables.

You won't scale as fast and it won't be as easy.If you want cashflow, try being a private lender instead as in the current economy, this is a very important position with priority on cashflow.Some other suggestions :Monitor your HELOC interest as they are variable in most cases.

I understand unused reserves is also included but much more variable and anything is icing on the cake! 

.• Planning to increase rent by around 5-8% annually.I've tried using tools like DealCheck, the BP calculator, and creating my own spreadsheets, but I'm finding it increasingly confusing to put all these variables together.

Determining whether to do a cost segregation study or not has a lot variables.

Cost is between 125 per square foot for a modular home not including utilities, foundation, GC costs and other variables.

Be aware of zoning laws and building permits for these variables could cost your investment unnecessary time and resources.

I recommend you do this each year to adjust for utility increases and other variables.