It’s very hustle-heavy, and like you said, it can feel like a lot of spinning wheels when deals fall through.

Willing to put up truck, 5th wheel value, combined value around 100-110k and lien house for quick no hassle closing.

The appraiser made no mention of the rear unit on the appraisal so we submitted a ROV.

No reason to reinvent the wheel, but stand out!   

Assuming my tenants and I agree on a price (would work this out with them before making offers on potential replacement properties), right after the replacement property goes under contract I would start the wheels moving to sell the existing rental to my tenants and close hopefully within 30 days.

Do not reinvent the wheel. 

One we recommend is Clint Nold at Nold Insurance — he understands the sober living space and has placed coverage for these kinds of properties.If you want, I can connect you directly so you don’t have to spin your wheels with carriers who don’t get it.

Then we get their friends family and neighbors who want to place the ads on the rear winshield of their vehicle!

This is true for virtually all MF in OC purchased at high LTV using market rate financing.If you plan to hold less than 10 years, you likely can do better in other more passive investments.I am unsure what the OP knows about CA MF RE.   

Pick one neighborhood and learn it deeplyInstead of bouncing between Harker Heights, Temple, Killeen, etc, choose one pocket and learn:average rentstypical priceswhich streets are great vs. which streets are troublewhich homes rent fastestYou’ll analyze deals faster because you’re not reinventing the wheel each time.4.