There are definitely homes out there that look and feel like townhomes but are technically classified as single-family residences, often with small lots and part of an HOA.In searches, it might help to focus on terms like "single-family home in HOA", "zero lot line", or even just filter by single-family and then narrow down by lot size or community type.

For a house this size, I’d want $6k–$10k set aside at all times.Student rental angle: Since you’re looking at students, build in a little extra cushion.

The numbers that matter, are the ones that apply to each property, in the same size range, in the same area (small), with $$$ in front, not %%% in back. 

Will bring to the table my short term rental experience.

I want to automate and delegate as much as possible, to enable scaling up the portfolio to quit my f/t job.What size (# doors, $/door, monthly NOI) got you to the point that you could quit your day job and have p/t or contractors handle most of the day-to-day work?

I'm estimating 500/month for capex based on other parks I own of similar size and age, but I am not sure what's holding me back from pulling the trigger.

Partnerships are another strong option if you can bring hustle, market knowledge, or deal finding to the table while someone else brings capital.

*Is the microwave large enough for a dinner-sized plate?

You really need somebody who is passionate about tracking these changes and applying them to your specific situation, otherwise you could be leaving a lot of money on the table.

Certain states, asset classes, or deal sizes that are standing out?