I would exhaust all your options if you truely think this is a good deal.Yes HML's want experience but they also want to see a good deal.

The Hampton Roads economy is quite diverse and people are always moving in and out, so there are a lot of renters.

I'm sure investors there will argue but it seems like there is so much new building combined with war zones/ crime and an industry reliant on good overall National economy.  

So if you follow that order you can maximize your options with the least amount of cash invested. 　3.Now that you have exhausted your Low Down Payment Options (the one I used and FHA) you will need to use a Standard Conventional Loan and put 20% down to get your 3rd Duplex.　4.The sky is the limit...you could continue to buy properties and build an empire or just stop there and enjoy more free time...I have friend who quit his job and just manages his properties now since he has 2,400 from each duplex in gross monthly rent.　

I think most MHP investors realize one of the best things about mobile home parks derives from economy of scale.

That economy of scale should be demonstrated somewhere in your terms.

Trenton has a massive air base which offers steady good playing jobs, so the economy of the town seem to be stable. 

SF has been cooling since about January and if SF is ground zero for Northern California economy, does that mean we'll see cooling in greater bay area and beyond in the next year?

I originally thought I about multi unit properties, but I was thinking about the differences in responsibility and upkeep of the property.I like the economy of scales when looking at multi unit, but then I thought about snow removal and the responsibility/liability for doing it on a multi unit where in a SFR the tenant would be responsible for their own snow removal.  

I think your best bet might be doing very targeted mailings then, because from my experience with pricing out mailers is that if you can't send 1,000 at a time (ideally actually you want to be at 2,500) then you get no economy of scale.