Cleveland and Dayton can be great markets for high cash flow and low purchase prices, but you need to be careful when navigating the neighborhoods so you're not buying in a D/F class area where no property managers will manage and where you'll never see any positive cash flow.

I also got great value from a very expensive course on how to properly buy & manage residential real estate.Regardless of cost, the ones that offered low value were the ones where the founder wanted to sell education as their main business. 

Is it high appreciation area with a low rate mortgage?

Do you have a sports team you follow with season tickets? 

And IMHO, the prices are dropping big time (on avg. 10K/month...houses that were above 300K a year ago are not selling at 250K now) and the available rentals saturation is worse than I seen during summer season (with rents dropping from 1$-1.08/sqft to 0.8$/sqft and very little contacts and applications...just go in Zillow and look how many rentals are on the market now in Kyle, New Braunfels or Converse). 

Cash flowing markets, low taxes, landlord friendly and large demand in renters. 

- The current low rent is probably to offset maintenance issues at the property.- Try to raise the rent and the tenant will give you a list of all the maintenance issues they want you to fix. --- They will offer to fix them in exchange for lower rent, but ask yourself, if the tenant has been living there for 25 years, why isn't everything fixed already?

The "+/-" isn't based on the high or low end of the sq ft range, it's based on the differences in quality, or finishes, or the specific location within that micro-market. 

Then the seller gets that exact amount for the property at times (it's a low percentage but it happens).

With other mobile homes when it comes time to sell and if I need the cash then I give a low price so that I can sell for cash.