I financed my first mobile home in saved up cash, sold it for a moderate to small profit.

To everyone who wants a copy of the business plan.Unless you have posted 10 times you can not read PM messages or send them (other than to moderators).

I'm rehabbing and should clear a moderate profit, but I'm not finding the same deals on *houses*, only prefabs and trailers, which as was mentioned, won't appreciate but in fact depreciate.

It seems properties  in some areas of San Francisco are selling in excess of the listed price and properties often requiring moderate or extensive repairs are being bought at prices in excess of ARV.

Where we feel stuck is this: We are self-employed and bought our first home 3 years ago through a special program for low to moderate income individuals.

If you already have the ductwork ran etc. a heat pump is the simplest way to heat and cool in a moderate climate in my opinion.

Given the numbers and your take on the market, would you sell and immediately reinvest into lower tax/insurance areas, sell and go into MF, sell and wait until the next pullback, or just continue down the original buy and hold, raise rents every year, keep using moderate (sub 60%) leverage?

You have chosen a great community to join, there is a wealth of quality information here and a positive atmosphere thanks to the hard work of the committed moderators.

Works efficiently for a moderately sized house, but I recomend only doing one room at a time. 

These things are typically a free seminar where they pitch a paid seminar that is moderately priced.