I wonder about trucking/transport/shipping now, because this appears to be a weak link in the big picture equation.

Lots of accessible public transportation to the city from each area. 

I want proximity to public transportation, at least average schools, and good cash flow.

When looking for rentals, I look in areas with middle class people, close proximity to public transportation, schools/colleges, new commercial development, and also what does the city have planned for the area over the next 5, 10, 20 yrs.

As such, we've been successful so far with these properties as a result of our underwriting/modeling and also our property focus (areas close to public transportation, attractive to young professionals, bordering areas that have already "gentrified", decent relative cash-on-cash returns). 

Location: San Francisco Bay Area (Daly City, CA)Type: SFRFeatures: Short walk to public transportation, < 15 minutes driving to anywhere in San Francisco, 1 mile to state universityPurchase year: 2014Added Value: Remodel $150 - $200k (Construction to add 2 legal bedrooms, bathroom, approx 600sqft living space, backyard hardscape, upstairs complete redesign, new kitchen, bathroom, electrical, plumbing, sewer lateral, water main)Length of time for construction: 11 months (and going)Mortgage: $917k (from initial $575k investment)Goal: Short-term rental home in zones while living here when vacant.Issue: Neighbors unanimously reported a building code violation, resulting in a complete halt to construction and rental / booking process.

Another source would be the MH moving/transport companies. 

No grocery store near by or public transportation.

My thoughts are the rules would be similar to regular real estate investments: location location location find the better schools close to public transportation.

I love checking the box, "Multiple Tax Bills Enclosed", I get to feel like such a big shot...:-)