Personally I'm ok with a lot of equity and like my properties individually to have little debt or max debt depending on whether it's a vanilla house / plex or unique or commercial asset. 

Nothing too unique on this fixer, it was simply well worn and needed an update.

Our insurance company does not accept pitbulls but we have the claimed "emotional support animal" issue to deal with.Thanks for any insight or ideas on this situation which is pretty unique in my mind

In my opinion, this perception isn't unique to real estate agents but is common among sales people as a whole. 

Our target market is a very unique one in that the median household income is pretty high at over $100k per year and housing is extremely limited geographically.

It can be a lot of work and there are unique things about mobile homes that you should know to look for when inspecting and determining price.Mobile homes have a label that shows when it was manufactured.

Each city, neighborhood and street is unique, and market knowledge is important in order to make sure you are investing in an area you will be comfortable holding for the long term.

Also, cap rates are more relevant for larger buildings, where that building's income and cash flow uniquely determines its own value.

I have an unexpected and unique opportunity to acquire an off-market 5-unit multi-family home (commercial).  

Right now we're in a unique storm where more people with money are wanting to put their capital into investments with a strong track record - the stock market has been volatile - crypto & bitcoin has been iffy lately - people want to invest and they may need someone like you to assist them.