My virtual assistant can send out 300 individual messages and I’ll have to field at least 30 calls or SMS replies.

This makes it virtually impossible to get all your cash out.With the Refinance loan amount of $236,000 and subsequent P&I payment of $1,340 your Rental Income needs to be closer to $2,360

We look for an oppourtunity to improve physical, operational, and economical efficiencies.

As I'm sure you know, there's virtually no value in the MHs themselves, but a good deal of value in the cash flow they can generate. 

Minimal outlay would be to develop the lots one at a time, but that may be very inefficient in terms of overall return, you could also put the lots into an LLC and operate out of that, but the HMLs might not be too keen on that and would likely lend you the money for one at a time because their only collateral would be the lots.

One last thought would be to use a virtual assistant to call and vet contractors...I use UpWork, but there are sever VA firms that could do it...pay $50 and come home to a nice tidy spreadsheet with contractors information awaiting your approval. 

I have attended a handful of RE meetups in the past My SkillsMy short-term goal is to learn from, contribute to, and build value to an existing operation near the Boston area.

When you buy at retail price like with turnkey you are giving up all that value-add profit in exchange for ease of entry. only way for that to work is to buy from a turnkey operator who left a large margin of profit in the deal, which no good investor would do.

Listen to books, podcasts, talk to investors at the local REI clubs and virtually.

(Utilities were rounded up on my part)The asking price is $115K (in a very small town, but the biggest town within a 50 mile radius).Monthly Rent                                          280010% Vacancy                                        -    280Gross Monthly Operating Income     252010% Property Management                   28010% Repairs Maintenance                      28010% CapEx Reserves                                280Property Taxes                                          280Property Insurance                                   200Heat                                                             270Electricity                                                    225Water                                                             75Monthly Operating Expenses              1890   Total Annual Operating Income           30240 Total Annual Operating Expenses     - 22680Annual Net Operating Income             7560Purchase Price                                    115000Cap Rate                                                6.57%25% Down Payment on Loan             28750Loan Amount                                        86250Closing Costs                                             300Length of Mortgage                             20 yrsAnnual Interest Rate                              5.0%Total Annual Debt Service                  6831Annual Cash Flow                                    729Monthly Cash Flow                                  $60Cash on Cash ROI                                   2.3%When I first saw a "6 unit apartment for only $115K" I thought it was a gold mine.