If it doesn't at least break even (preferably produce positive cash flow) when adding in the expenses, it doesn't seem like a good deal.

Please keep safe and be healthy!

Cash-out Refi's are much more difficult to qualify for, because they are full blown mortgages, and will require a healthy amount of reserves for investment properties.  

It is all about identifying the small, actionable steps you can take to produce results long term. 

Renting out a mh that people overlook merely because it is a mh that produces great numbers is an investment worth considering.Buy!

Therefore, you have no cash left in the property, which produces an infinite ROI.

Keep it simple, are you getting more in rent each month than you pay for all expenses (mortgage, tax, insurance, capex..)Cash flow is king no matter what the market, so look for healthy rental markets using tools like rentometer.com

We have these in our area, and my husband learns a lot from going to the meetings and speaking with other local real estate investors.If you cannot educate yourself on "how to make your properties produce" (and really, there's no way to do this unless someone who has skin in the game is located nearby), then you have to sell them, at least the ones that are losing money. 

So my thoughts are to buy approx. 4 small single family homes that are already rented out and will produce a small monthly income.

That's where you need your team to give you accurate advice and facts.  5) The projected job growth is healthy.