Buy anything that you can get financing on that cashflows and buy them up consistently over time

I have a target market of grad/medical students, young millennial professionals  of the abundance if 5***** universities in downtown DC and they do not expect bells and whistles, just new, modern,  comfortable places consistent with $100,000 student loans that they have.

Price points are great, cap rates are hitting 8% in C class areas, cash flow is consistent and taxes aren't crazy! 

Unfortunately, due to consistently rising associated costs, it has become necessary to increase your rent.This letter is to formally inform you that starting on [Date], the monthly rent for the house you currently occupy at the above address will be raised 2.7% (below the national average of 3% and well below the [City] MSA area of 7%)from $[rent] to $[new rent].

With 1.3 months inventory it is still considered a "Seller's Market" but rents and sales prices have consistently increase for the past 5 years! 

I'd be silly not to follow the consistent advice I've heard of working on relationship building early on, but my primary goals for the next 2-4 months are just absorbing and learning.

Markets always change, but teams should be consistent.

Except for some very exotic items like easements and maybe air and view rights, there is consistency across the states about what constitutes real estate.  

Eviction laws vary from state to state, but contract law should be consistent.

Effectively you are running two businesses: 1) the real property business consisting of the lots and any other real estate and 2) the personal property business consisting of the mobile homes.