The city also benefits from a relatively low cost of living compared to other major cities, attracting both renters and investors.

I recently watched a video on social media that mentioned the way he was buying properties and yielding the benefit of the sellers low interest rate is having the seller put the property in a trust and then purchasing the trust.

The price is about as low as you can go in Southern California.

realities of being self employed.. 

@James Tobin  yes FHA will be a very low downpayment option for you.

Mom and pop keeping the MHP forever and passing it onto their heirs who keep rents artificially low forever.

With a low 4.75% rate but minimal cash flow ($50–$125/month), your equity could likely work harder elsewhere.

We recently relocated to Phoenix last summer and I'm starting to look for recommendations for local credit unions here in Phoenix which are trustworthy, low rates, personal touch, easy/simple to work with, etc. 

- My first thought is offering cash, but the home owner would most likely just let it go to foreclosure because of how low the offer would be. - My second thought is offering some cash and taking over the loan - there are no liens on the property yet.

Low end MFH is overpriced for the current rent amounts.