Property management companies and contractors are the people in your business who make or break you.I will send you a private message to refer you to a property management company that is doing good for me.Don't let the bad experience sway you away from real estate.

@Daniel Baker What do you mean by breaking even??

We like the short-term rental idea because we could stay at the property ourselves when we want - summer break, spring/winter breaks, etc.Our budget will be right around $1M or less ideally, and we would like a short distance to the ocean.How likely is it that we could find a property as described above and have it cover or come close to covering the mortgage? 

Does anyone have a map breaking down the Phoenix market area ?

You can buy a set of five for under $300, subscription for the recording software is $10 a month, then the cost of WiFi or hotspot.If you've already had a couple break-ins, you are obviously in a high-crime area.

To be clear my goal isn't to have a bunch of cash flow Y1 but just looking to break even.2) How could I go about finding markets where MHP are more beginning investor friendly?

Check out FilePlace, where user-created forms are available for free.

“Depreciation” is a wonderful tax benefit over the course of 27.5 years, but unfortunately, it isn’t a tax break per se, merely a deferment. 

You got a screaming bargain that was so good that no one else wanted it from the provider side, even for free.

I am looking at different loan options but to break even (not having to put any money of my own in the house after the initial down payment) the current down payment required is that much.