While the prices of home are low, rent yield is still strong making you feel more confident in achieving those cash flowing goals. 

Buy the worst house in a great neighborhood and fix up.  

Pros: Diverse job market, low unemployment, great resilience during recessions, nice appreciation, 1% rule can be hit if you look hard enough, great economy, good schools, Midwest nice.Cons: Extreme weather at times (hot/humid summers, tornadoes/hail, brutal cold in Jan/Feb), high insurance premiums, property taxes also really high.

Because the existing house was too low the developer followed the rough location of the old sewer line and installed a new sewer line to connect to the existing house. 

I have very low bills though, so I could save $12k in about a year.All the MHs I looked at were in parks.

If you already have a super low rate a cash-out ReFi doesn't help. 

In January 2024 we were at the low in inventory with only 1648 homes for sale.

I've never heard the 25% thing before, but any difference between FMV and sales price would technically be considered a "gift" with potential tax implications for your parents.You can avoid most seller costs as there's no reason to use agents in this case.As an FYI: I always recommend avoiding a FHA loan, if you qualify for a low-down payment conventional loan.

I am in the low 800s and don't know of any tangible benefits to be at 800+.

But, each has their own differences.That being said, in the neighborhoods I invest in, duplexes and quads have appreciated slower than single family properties.