The hard thing with this is if you did not include your renovations on your HUD then you will not normally be able to do that with a conventional type loan.Now if you wanted to go outside of traditional banks then there are many lenders that will cash you out up to your purchase and renovation without renos needing to be on the HUD. 

I believe this would normally apply to commercial properties, which in this case would mean those with 5 or more units. 

This has allowed us to turn a transient life style into a positive thing for real estate investing.

So there seems to be room for decent return but I am hoping to get input about entitlement changes, pros and cons of manu homes as well as REO props (I just found out as investors we have to wait 10 days after  the listing posts to mls to put in an offer so that owner occs have the chance to buy before us-is that normal?) 

Start off at a price point that you can easily afford to pay the monthly expenses of owning it on without impacting your lifestyle.  

I have seen a few and they can look nice, but they are a lot more work than a normal straight floor and your wastage will have to be a lot more than 10%. 

Like Jim said the #2 strategy can get it sold and if your place is attractive enough could get it in a bidding war.As long as you are happy for selling it for whatever the normal discount off of list is then this is the best idea to move the place.  

So l would love advice on any and everything the be successful in this lifestyle.  

You might have to pay normal "rent" in addition to the tenants' rent to cover everything, but you'd be getting a lot of principal paydown over time, significantly increasing rents in the Bay, just below replacement cost (but including the lot).

They could be getting twice their normal voltage.But for the above to be the case, the outlets on the walls would have to be on a different circuit breaker than the outlets in the ceiling.