My ideal price point would be 180k.

Are these areas basically a keep up with inflation appreciation play?

What role will you play in the investing, Active or Passive?

I can do upto 30% down, although 20% is ideal.

You can go m2m if you want and then play the student market the following year if you think you can do better.

Identify your Ideal Mobile Home Park and location (type of park spaces, age of homes, city water, city sewer, 70% or more occupied, cities with high population, etc..)2.) get list and enter into excel.3.) find owners info, address, phone#, etc.. 4.) contact thru mailings, cold calling, etc..5.)

The safe play is cash out now when you know that you can. 

Sounds to me like it isn't an ideal rental I would sell it tax free (since you have lived in it for 2 out of last 5 years) and then use the proceeds to buy a value add house hack and fix it up over the course of living there with that extra money you made. 

I haven't done anything with NPN yet, because I know there is a lot to learn and a lot of people you need to get to know to find the good deals like relationships with banks and credit unions etc... but we will see how things play out.

While location plays a huge role in determining if numbers work out for any deal, I like to keep an open mind.