The house was 49k.   5k down 25yrs at 4.5%  (P/I)=$244 Taxes =$64 Insurance =$42 Property management =$52 (will decrease after 3 rentals) Maintenance at 10% $65 vacancy 5% $32.50 = $151/cashflow (assuming $650 mo rent, possibly closer to $700-$725 with updates and 1 pet, althought id increase maintenance by the difference probably).  

Then I would focus on decreasing your spending habits.  

The plan she laid out is that I need:Annual increasing revenue in the $70-85K range.Avoid having one year's revenue decreasing drastically (compared to the previous year)Credit Score 700+Solid down payment %And of course I have all of this... but, it would be nice, to not have to pay myself that extra $40K.

One way or another, however, the investors must work to pay down loans, increase rents and decrease expenses wherever possible.

I am looking for a the market profile, average rents to include increases and decreases, and major changes to the areas.

@Nicholas BaughmanThe last housing crisis I did not experience any rent depreciation but 1) it does not mean the next one will not have rent depreciation 2) if rents stagnate but other costs increase the cash flow decreases.  

Although March 2017 showed a one percent increase in foreclosures from the previous month, this number appears to be an outlier and does not stop the overall trend of a decrease in the number of foreclosures when looked at annually.

@Jennifer Jacobs Jennifer, yes your cash flow will decrease if your refinance with a loan greater than you have now.  

Certainly the laws of supply and demand take effect.If you have information that shows a detailed analysis of rental amounts and how they increase or decrease as a direct proportion to housing prices, then I certainly can evaluate that information and adjust my investment formulas. 

You can then add uhaul and mandatory renters insurance, for next to NO out of pocket cost, to increase the value of facility by probably $1 million on an average sized facility.MHPs are great assets, but the industry has its issues, financing is always a PITA.More and more park owned homes, which makes them horizontal apartments that do not increase in value as much when you have to do major unit repairs and upgrades. owning the dirt and renting the pads not homes is IDEAL, but seems less and less how the assets are.. once you dig into that industry, it starts to have more discussions on how to get 21st century programs to get mobiles to fill your park.MHP's returns are better than apartments for sure, but there are just more hoops and challenges for those, and thus that's why returns are higher. the demand will NEVER be satisfied for affordable rentals, EVER.The way society is set-up with zoning and local government approvals, with not allowing "cheaper" or "smaller" units in their neighborhood, as to introduce "undesirables" into their city and thus decrease the property values.. its never going to change.That's also why we are looking heavily and purchased B & C apartments, its the ONLY cheap housing left, and the demand is INCREDIBLE and guess what will happen if we have a soft recession...