House was in terrible condition, appraiser shows up (he had clearly never been in a crappy house before lol) he takes a couple pics and gets out of there as fast as he can.

We are trying to think outside the box with postcards, yellow letters and randomly driving around looking for vacant run-down properties but that is time consuming and not terribly productive to date. 

He has asked me to help him refinance the house to my name, as he is no longer able to due to terrible credit and a fixed income.

That's a Return on Equity (ROE) of ~5%, which is terrible.

While I believe some states still allow one lawyer to represent both sides, my understanding from my lawyer friends is that it's generally a terrible idea. 

We actually had a nice conversation and I felt terrible for him.

We made the mistake of going with Del Toro Servicing and they were absolutely terrible.

They are not good about staying on top of tenants who are late on rent (or needing to be evicted).The maintenance department is terrible.. overcharged for small jobs, did work that wasn’t really needed to inflate the bill, and charged for work that didn’t even happen.

A lot of times properties that look great on paper are terrible in reality while others that look very marginal or even start off with negative cash flow in a spreadsheet are huge money makers.

This would be my first MHP so my confidence level isn't terribly high with my analysis.