While the property still performs well enough without a RUBS, the cost of water never seems to go down so that has me concerned I've missed the boat (no pun intended) and will always be playing catch up.

I can believe that...because I know BiggerPockets will be one of my greatest assets [no pun intended or maybe it was].

All replies appreciated, with bonus points for really good puns. :-)

If the MHC is in an upwardly mobile (pun intended) sphere of influence they will invest in their homes by remodeling and upgrading or removing and replacing.

However, if that area is being passed over for other more progressive and upwardly mobile (pun intended) areas I'd proceed with extreme caution unless you want to end up being a slum lord.There's an age old adage in this industry, "The higher the rent the lower the value of the home goes".

For those wondering how I came up with estimations, I started with the 70% rule to quickly rule out (no pun intended) bad investments, but I quickly learned that I had to adjust that number closer to 64% because of the additional closing costs that you have to pay for the seller (normal around here) as well as loan fees and other misc expenses.

You already have some tools in your toolbox....no pun intended.I am not from your area, but, wanted to say hello anyway.Now, you simply have to work on the other elements to progress your REI pursuit.Ok, now that you have taken your initial step, below are some quick links to get engaged. http://www.biggerpockets.com/startherehttp://www.biggerpockets.com/meethttps://www.biggerpockets.com/alertsHow to Use @Mentions on BiggerPocketshttps://www.biggerpockets.com/ruleshttps://www.biggerpockets.com/termshttps://www.biggerpockets.com/inviteshttps://www.biggerpockets.com/perkshttps://www.biggerpockets.com/forums/categoriesREI books suggested by BPershttp://www.biggerpockets.com/renewsblog/2013/04/14/best-real-estate-books/?

You already have a lot of tools in your toolbox as shown in your profile....no pun intended.Now, you simply have to work on the other elements to progress your REI pursuit.Ok, now that you have taken your initial step, below are some quick links to get engaged. http://www.biggerpockets.com/startherehttp://www.biggerpockets.com/meethttps://www.biggerpockets.com/alertsHow to Use @Mentions on BiggerPocketshttps://www.biggerpockets.com/ruleshttps://www.biggerpockets.com/termshttps://www.biggerpockets.com/inviteshttps://www.biggerpockets.com/perkshttps://www.biggerpockets.com/forums/categoriesREI books suggested by BPershttp://www.biggerpockets.com/renewsblog/2013/04/14/best-real-estate-books/?

I've never used him or even know him from a hole in the wall (no pun intended) but he seemed smart. 

I've been doing a fair amount of listening and reading and had a few questions so thanks for bearing with me (no pun intended ;-) 1) I'm a family guy & I don't want to make notes my full-time job, but I have my eyes wide open to the fact that notes are a time-intensive process/business.