From there I analyze rent, ARV, area, etc and send it out.2) I connect you with local PM, GC's and other vendors.3) Hunt off market for deals so we aren't relying on the MLS.4) Help guide you to the hot spots.Biggest thing is finding an agent that does this and understands the space.

If you have a non-standard sized rental say a 600 sqft place in an area where most rentals are 1100 sqft you will have a much harder time renting the unit since your rental doesn't conform to the major demographic, on the flip side its not competing in the same space (but you'll likely get less for it overall) - vs a 600 sqft unit in San Fransisco is considered a spacious apartment and will be competitive in that market for rent since there are a lot of single people and younger couples renting in that area and housing is limited. 

If you’re focusing on a 20 mile radius, a specific funnel, and a specific clientele how long will it take for you to become an expert in that space?

I agree that starting with MHs in the Note-Buying space may be too advanced for a newbie.  

We have about 1100 square feet of land and have been considering putting up a Single family (maybe 2 family if space and budget allows) modular or manufactured home.I don't think there's such a home in my city so being first to market is exciting and scary at same time.

There is no laundromat south of the river despite having many rental units in the area which likely do not have in-unit laundry.There is a business space of some 2700 sq ft for sale at the river and the state route through town.

I spaced off ordering appliances and cost us a week of market time.

Without question all the duplexes are easier to manage and as a group easier collectively than the time drain and issues I have faced on the larger properties.I will go as far as stating that the duplex space is ideal for the beginner investor (think smaller bites, diversification).   

However, renters want a washer/dryer, dishwasher, storage space, and a yard (in my area). 

Any experience or other ideas with what to do with the space would be appreciated.