Meanwhile I keep saving more money and positioning myself to be ready when that “gem” comes along.

@Chris Reeves  Bottom line 10 plus caps in the MHP space generally =  low income  to tweaker villages to down right mini ghetto's  :)  you can find some gems but there is a reason the cap rates are were they are at.. its the same as buy a C to D class multi in the major mid west market..

I am planning on mentioning this at my local REIA meeting as well.Pocket listings and contacts are the hidden gems in this business!

@Giovanni Isaksen Have you been watching the Mount Vernon / Burlington market?

We were all pretty impressed because these gems are hard to come by.

My recommendations: Gray/New Gloucester; Westbrook -- tons of duplexes on the market now; Windham--another gem but also a hot market.

Any other suggestions to get hidden gems?

I appreciate any insight or advice.In most people's cases starting out with no cash is going to make it near-impossible to invest, however, being a realtor puts you in a special position to be able to find deals for other investors, and part of your routine realtor's day can be combing the MLS for its hidden gems. 

Will continue to listen to Dels radio show cause it's entertaining with a few gems of wisdom or common sense ideas I can use.

@Giovanni Soto Thanks!