@charlene, as per your question:
"…is it better to focus on 2 or 3 bedroom new homes?"
My Husband and I own 2 Mobile Home Parks.
We actually have large lots in both Mobile Home Parks (we could and do have some Double Wides). Thus, Lot Space is not an issue for us.
For our Business Model we focus specifically on Single Wide Homes (even though we could fit Double Wides).
Currently, we are renting these MHs. In the future we hope to sell them.
In our one MHP we have all 3 Bedroom / 2 Bathroom Single Wide Homes. These MHs have worked well. They rent well and we have a good number of Tenants (not too many) in each one. This MHP has water individually billed to the Tenant from the Utility Company.
In our other MHP we actually have a mix of older 2 Bedroom / 1.5 Bath, newer 2 Bedroom / 1 Bath and newer 3 Bedroom / 2 Bath.
We ‘inherited’ the older 2 Bedrooms / 1.5 Bath in the Sale of the MHP. These have been renovated.
The newer 2 Bedrooms / 1 Bath was a screaming deal that just needed a little TLC.
The newer, 3 Bedrooms / 2 Baths were good deals.
We thought for certain we would get the best Tenants and best bang for our buck with the newer, 3 Bedrooms / 2 Baths MHs.
For this particular MHP we found that the 2 Bedrooms rented better for us. Now granted they were less expensive in terms of rent.
The 3 Bedrooms / 2 Baths Potential MH Tenants wanted to put everyone and their brother in the MH.
For our Lot Rent only we submeter the water.
However, for the Rentals we just roll the water into the Rent. Thus, the more Tenants in a MH the higher the water bill and the lower our profit.
We eventually found wonderful Tenants for our 3 Bedrooms / 2 Baths (one family with children and the other two singles).
However, we found that we did better with the 2 Bedrooms.
We did have the opportunity to purchase a 1 Bedroom / 1 Bath MH for a great deal. We really thought hard about it, but in the end we decided that even single Tenants would desire to have a guest room or office. Thus, we passed on the deal.
We wish you the very best!