We like to buy properties that have at least a10% cash on cash return and a cap rate of at least 8.

Is there a such thing as a capable PM company?

I usually aim for a cap rate of 8% or better - this "desired cap" will calculate an estimated value of the property later in the outputs:Financing details: I went with a standard 30 year conventional loan through a portfolio lender:Two units, no additional income.

I did find one but they have a cap of $50,000.

It's a cape cod.

The MF is a cape cod home consisting of a 2/1 on the main floor (where I'll be living to start out) a 1 bedroom on the upper and, presently, an efficiency in the LL with enough space to be converted to another 2/1.

Since the properties were purchased so cheap if you use the purchase price for calculation you get a cap rate around 60%,  if you use the market value you are around 17%.  

Are you referring to the fact that reselling a MH inside a trust will not circumvent the need for an investor to get licensed as a Dealer if his/her state has a cap per consecutive 12 months OR is using trusts strictly forbidden under these acts?? 

I would generally look at 15% due to taxes, but I rarely considered a cap rate as it is difficult to ascetain by definition long term and while you may go into a deal with a number as a target, it will usually be wrong.

With out going in to a long reply on the property, If the numbers still work and give you a cap rate that you can live with (risk wise) then YES!