The comps nearby sold for $155k & $147k.

When the current leases are up, you'd want to switch that to make the tenant pay for everything, or raise the rents according and market the property as water/sewer/garbage included (perceived savings).Here's a list of the triplexes that sold nearby within the last year (triplexes are rare, so generally you have to go back further than 6 months):1769 Oxford Way, Stockton, CA 95204 - $290k2008 Buena Vista Ave, Stockton, CA 95204 - $365k1302 Holt St, Stockton, CA 95203 - $255k2158 Monte Diablo Ave, Stockton, CA 95203 - $335k2619 W Acacia St, Stockton, CA 95203 - $225k2879 Pixie Dr, Stockton, CA 95203 - $325kNot all those triplexes are the same, but it just goes to show that this property is likely $25-50k overpriced, which is why it has been on the market for 81 days (anything that's priced rent would've sold much sooner).At $375k your PITI would be $2,010/mo and at $350k it would be $1,876/mo.

If her folks are near by she’d be likely to stay a while.

Not sure how familiar you are with the area, but there is a state college right up the road (Bloomsburg University) and a very big hospital (Geisinger) that employs much of the area nearby too.

I think your estimate of $875/month is low.Good news - FEMA says you're not in a flood zone, despite the nearby river.  

While that may be a possibility in the future, I would prefer to have my first property nearby so that I can easily take care of the place and learn.Am I naive to think that I can find a good deal here that will give me positive cash flow?

I've made some renovations and have the property fully leased out for the next 3 years.Now, I have my eyes on another nearby property.

Even call agents that might have investors, find nearby properties that sold and send those owners a letter then follow up with phone call.

I have a multi nearby.

I need to clean the unit and provide a map of the entire complex/amenities/entertainment establishments/restaurants nearby.