The factory built home business is legit and competitive, different factories vary in quality just like auto manufacturers.

I live close-ish enough and the rent is already on auto-pay.

You can have everything auto drafted out of the business account for the mortgage, as well as have all rental checks auto deposited into the account. 

So, you need to be prepared.Potential expenses to consider:Food, shelter, taxes, income taxes, fees, insurance, health insurance, medical emergencies, family, auto payments, auto insurance, utilities, cell phone, Internet, clothes, and pet care (if you have one).

He was in Michigan and worked for a tooling company that supported the auto industry.

I use that platform to automate messages, keep track of my calendar and also send auto-reminders to the cleaning crew that a guest will be leaving.

This slogan merely means you can put down ZERO and the Investment will be NEGATIVE but if you buy it without financing it, you will Cash Flow.You make the Investment Cash Flow.Also, Cash Flow can be a distraction from much bigger problems.Buying a Property that you cash flow in a DEPRECIATING Local Market is a set up for failure.Take Detroit during the decades before it went bankrupt.You may have bought a Cash Flowing property decades before, but the writing on the wall was that Detroit was going to depreciate when the Domestic Auto Industry was a decades long slow train wreck.Detroit, at that time, was 90% dependent on Domestic Auto.There are 2 rules that I follow:1) ALWAYS buy in Appreciating Markets with a horizon of at least 10 years2) You (notice, I said YOU) SHOULD Make the Investment at least break even if not some positive cash flowIf you are in an Appreciating Market, your Cash Flow will grow.For instance, I am in Brooklyn, NY and my first investment was in 1998.My rents went up over 350% (from $1k for a typical 2 Bedroom apt to $3.5k today) over the 26 years.Not only do I cash flow from the Rental Price Appreciation but soon my Mortgage will be paid off by the tenants.The Cash flow will be HUUUGE in about 2 years from now.Many Investors here seem to not understand that Appreciation is BOTH the Investment's Value and the Rental Price Appreciation.

If it wasn't for o/time meals, o/time pay, paid lunches & auto mileage payouts of $300-$400/month I might have been struggling.I worked from 85-98 then retired, (regretfully) sold some of those that appreciated nicely, sold partnerships in others to pay down debt & then accumulate more & have not had a mortgage or any debt since. 

.* Some insurance companies give discounts on your landlord policy premiums if you bundle with your residential and auto policies.

I know that auto insurance premiums are more expensive as well here in Texas.