There is also an acre lot and garage and the price point is well below any equivalent newer trailers or stick built homes of similar size in the area (probably 50% of their value).Many investors make good cash flow turning mobiled into rentals.  

Now it cash flows about $350 per month and I am the PM on that property.

I also dont want to take out a HELOC because of it eating up my cash flow and end up being net negative.

Richmond continues to be a fantastic market, and a good duplex is one of the few ways to still attain cash flow, considering current prices and interest rates. 

I am looking at more LTR of SF, MF or commercial properties in markets that cash flow well.

We explained to her she could find someone to sub-lease with our approval but one way or another she was on the hook for rental payments through the end of her lease and she seemed unaffected by potential legal action if a suitable sublease was not found.Anyone have any advice on this situation?  

I've also pretty much exclusively found these properties through the MLS.For those of you who have done 1 or multiple deals, how did you find your first one?

By harder, I mean finding deals that actually pencil to even modest positive cash flow returns.  

"Flows of the tongue pretty nice, looks good on paper... but there is a cost to that.

Most brokers will not waste their time going through the whole process only for a loan denial.